January is the ideal time to start your property purchase journey. Less competition, motivated sellers, and still attractive interest rates: discover the 5 New Year resolutions to become a smart buyer and get ahead of the spring market surge.
Are you thinking about buying a property? January is your ally. Contrary to popular belief, it's not a slow season for savvy buyers. It's actually the opposite: sellers who list their properties in January are often highly motivated (job relocation, financial urgency, divorce). This motivation works in your favor when negotiating.
Moreover, you benefit from much better visibility with fewer competing buyers. Property prices advertised in January typically remain stable before the value inflation that hits in spring.
Before visiting a single property, you must know your budget precisely. This is the first essential resolution. Contact at least 3 banks to obtain comparable mortgage quotes.
Testimony from Sophie, buyer in Lyon (38 years old): "I started my search process in late December. By contacting my bank in early January, I had a mortgage approval letter within 48 hours. Meanwhile, real estate agencies were offering fewer properties than usual, which allowed me to really target my search."
Request your credit report from your country's credit bureau. Eliminate any errors or incidents that could affect your interest rate. A lower rate could save you tens of thousands of dollars over the life of your loan.
| Situation | Impact on your rate | Action to take |
|---|---|---|
| No credit history | Slightly higher rate | Find a co-borrower or increase down payment |
| Good credit history | Competitive rate | Negotiate to lower the rate further |
| Past incident (resolved) | Moderate impact based on age | Verify it has been removed (3 years after resolution) |
A down payment of 10 to 20% reassures lenders and allows you to negotiate better conditions. January is the perfect time to verify that all your financial documents are in order: bank statements from 3 months, savings certificates, investment documents.
Practical tip: Avoid making large money transfers just before applying for a mortgage. Banks systematically investigate significant fund movements. If you're expecting an inheritance or bonus, wait until the money has been stable for at least 3 months.
Spending 2-3 weeks in January to refine your criteria will save you months later. List precisely:
Geographic location (neighborhood, city, distance to transit), minimum square footage, number of bedrooms, non-negotiable features (floor level, balcony, garage, garden), property condition (renovated or fixer-upper acceptable), building age.
Register on major property portals with very specific alerts. In January, you'll receive fewer listings, which means each alert matters. Check daily: you'll spot new properties before your competitors.
Testimony from Marc, buyer in Bordeaux (45 years old): "I was getting about 8-10 property suggestions per day in late December. In January, it dropped to 3-5. But each one was really relevant. I saw a property at 9am, visited it at 10am and had already prepared my offer before noon."
With less competition in January, you can take time to properly view properties. Schedule viewings at different times of day to assess lighting, noise levels (traffic), and neighborhood activity.
Always request a full home inspection (electrical, structural, environmental hazards depending on property age, energy performance certificate, termite inspection in at-risk areas). These inspections cost between $300 and $700 depending on location and size, but they'll prevent costly surprises.
Before committing, invest $400 to $600 in an inspection by an independent building inspector. This cost is negligible compared to the risk of buying without verification. You'll detect cracks, moisture problems, faulty installations that justify a price reduction.
A well-written, precise, and professional purchase offer increases your chances. Include the proposed price, closing date, contingencies (mortgage approval, inspections), and withdrawal deadlines.
Tip: In January, sellers receive few offers. A clear offer without too many constraints can be very attractive. Show you're a serious and quick buyer.
You've completed an inspection? Use it to justify a price reduction. January sellers are often more flexible. Provide yourself with negotiating room between your initial offer and your bottom-line price. A property listed at $350,000 could be negotiated down to $330,000 if inspections reveal minor repairs needed.
Don't forget closing costs (title, inspections, insurance, attorney fees). They represent 7 to 8% of the purchase price.
| Resolution | Objective | Ideal timeframe | Estimated cost |
|---|---|---|---|
| 1. Financial assessment | Know your borrowing capacity | First week of January | Free |
| 2. Down payment preparation | Organize financial documents | First week of January | Free |
| 3. Refine search | Define criteria and alerts | Weeks 2-3 of January | Free |
| 4. Viewings and inspections | Evaluate properties and issues | Weeks 3-4 of January | $300-700 + $400-600 inspector |
| 5. Offer and negotiation | Make a winning proposal | End of January / February | Varies with purchase price |
Real estate agencies publish many new listings on Sunday evenings and Monday mornings. You'll be among the first to see them. This is statistically the best time to find interesting properties with minimal competition.
The best properties aren't always online. Call real estate agencies in your target area and ask to be added to their exclusive mailing lists. In January, with fewer active buyers, agents will be happy to share properties still in the valuation phase.
January sellers appreciate quick buyers. If you can close the sale before the end of February or early March (before the spring rush), mention it in your offer. This can justify a slight price reduction.
Before visiting, check the zoning regulations on your city's website. Verify that the property isn't in a risk zone (flooding, natural hazards), near power lines, or in a declining area. These factors can justify a 5 to 15% price reduction.
During your viewing, bring a small checklist: take photos, note the sun exposure (north/south-facing), observe window and door conditions, listen for noise, identify priority repairs. Visit with a trusted person who brings a fresh perspective.
January is your opportunity window. Buyers who start their process now will have a decisive advantage over the wave of March-April buyers. You will have:
More properties to consider (supply less reduced in January than February), less competition (you'll be one of few or the only serious buyer), more favorable prices (before spring inflation), time to properly prepare your purchase (3-4 months until closing).
Start today: contact your bank, gather your documents, create your property alerts, and start viewing. New Year resolutions come at the start of the year. And with these 5 resolutions applied, you won't just be a buyer: you'll be a smart buyer.