by Jaydee Sheppard November 12, 2025
Now is the season when smart buyers win. There is less competition, sellers want year-end certainty, and builders often add incentives. If your goal is cash-flow comfort through the holidays, you are buying in November and you close in December. That way, your first full mortgage payment lands in February while you settle in and enjoy Christmas.
1. Why I ONLY buy homes in November
I practice what I teach. I buy in the fourth quarter. In fact, I have purchased every home I have owned in the fourth quarter because I am a deal hunter. Over the years I have owned five homes in the Lincoln and greater Placer area, and the best terms consistently showed up when sellers wanted year-end certainty. As a result, I look for quieter weekends, seasoned listings, and motivated timelines. And yes, I help my clients do the same thing.
2. Why Home Buying in November and December home buying gets you a great deal
First, there is less competition. Fewer active buyers means fewer bidding wars and more room to negotiate.
Second, sellers are more flexible. Because many want a decision before year end, credits and cleaner timelines become much easier to secure.
Third, builders push incentives. Often you will see temporary rate buydowns, appliance packages, backyard credits, or price tweaks.
Additionally, logistics move faster. Inspectors, appraisers, and movers are easier to book, which keeps your contract on track.
Finally, timing can help your cash flow. When we stack credits with a temporary buydown, the first year can feel noticeably lighter.
3. Don’t Pay a Mortgage Until After Christmas if You Are Buying in November
Here is the simple rule. Mortgage interest is paid in arrears, which means you pay after the month happens. Therefore, if you shop in November and close in December, you will prepay a few days of December interest at closing, and your first full mortgage payment is due February 1. In other words, you will not make a full payment before or during the holidays.
Quick timeline refresher: close in November and your first full payment is due January 1; close in December and your first full payment is due February 1.
4. Buying Timeline Case Study: My Lincoln Home
Let me walk you through how I did this for my own Lincoln home in Catta Verdera.
Week 1: Strategy and pre-approval
First, I tightened financing with a fully underwritten pre-approval. Then I mapped the plan backward from a late-December close so my first full payment would hit February 1. Next, I set my negotiation targets: seller credit toward a 2-1 buydown, plus help with closing costs.
Week 2: Shortlist with intention
Because I wanted leverage, I focused on homes with 30–60 days on market or recent price reductions. Meanwhile, I watched builder and seller promos that could stack with lender credits. As soon as three homes checked the boxes, I booked showings.
Week 3: Offer and terms
I wrote a clean offer at a fair price and asked for specific credits. Then I kept inspection and appraisal contingencies for protection. After that, I confirmed with my lender exactly how the temporary buydown would be structured and who would fund it.
Week 4: Due diligence
Next, I completed general, roof, and pest inspections and used the reports to fine-tune credits instead of chasing tiny repairs. Additionally, I ordered the appraisal and reviewed final rate options with the buydown in place.
Week 5: Clear to close
Then I cleared conditions, scheduled my walk-through, and set a signing date. Finally, I bound homeowners insurance and confirmed my wire plan so closing day would be calm.
Closing week: Keys before Christmas
I signed in late December, prepaid the remaining December interest at closing, and picked up the keys. Consequently, my first full payment landed on February 1, exactly as planned. Practically speaking, that gave me breathing room through the holidays and a smooth on-ramp into the new year.
Wrap-up
If you are ready to make a smart, low-stress move, this is your window. Start the pre-approval, tour the right Lincoln homes, and line up credits that ease your first year. Then close in December and enjoy Christmas without a full mortgage payment. When you are ready, I will build your shortlist, script your negotiation, and guide every step to the finish line.
If you want to learn more about Home Buying, Call me at 916-367-8885 for a discovery call and/or check out my Homebuying Webpage at https://www.jaydeesheppard.com/homebuying-page/
Learn more about Arrears here. https://www.consumerfinance.gov/ask-cfpb/what-are-prepaid-interest-charges-en-161/
