Sellers who prepare early have more control later.
It’s a simple principle—but one that separates strong outcomes from stressful ones in nearly every spring market I’ve observed.
Right now, we’re in that transitional window where winter inventory is still thin, but buyer activity is unmistakably rising. Showings are up. Inquiry calls are increasing. And the sellers who will dominate March and April aren’t the ones waiting for “the perfect moment”—they’re the ones quietly preparing now.
In Lake Oswego and Tualatin, early spring signals are already forming. Buyer behavior is shifting before inventory responds. And the gap between “ready to list” and “scrambling to catch up” is widening by the week.
Here’s what the early data is telling us—and why preparation, not timing, is the variable that matters most.
Spring Doesn’t Start When You Think It Does
The traditional real estate calendar says spring begins in March. Inventory rises. Open houses multiply. Buyers emerge from hibernation.
That narrative is outdated.
In 2026, spring market activity is starting earlier—and the advantage is going to sellers who recognize it.
Across Lake Oswego and Tualatin, I’m tracking several leading indicators that signal momentum is already building:
Showing activity is up 18% compared to January. Buyers aren’t waiting for cherry blossoms to start their search. They’re touring homes now, building comp knowledge, and positioning themselves to move quickly when the right property appears.
Inquiry volume has increased week-over-week since mid-January. The phone calls, email requests, and listing portal activity all point in the same direction: buyers are active, informed, and ready.
New listings in the $750K+ range are being absorbed faster than they were in Q4 2025. In Lake Oswego specifically, well-prepared homes priced accurately are seeing offers within 30–45 days—well ahead of the market’s 67-day median.
Mortgage pre-approval activity is climbing. Lenders are reporting increased application volume, which means buyers are getting their financing lined up early. They’re not browsing—they’re preparing to transact.
What does this tell us?
The spring market isn’t a starting line. It’s a continuum. And the sellers who treat February and early March as preparation time—not waiting time—will enter the peak selling window with structural advantages.
What “Preparation” Actually Means
Let’s define terms, because “prepare your home” has become generic advice that often lacks specificity.
Preparation isn’t about perfection. It’s about eliminating friction, creating clarity, and ensuring your home can compete effectively within its segment the moment it hits the market.
Here’s what that looks like in practice:
- Get Your Pricing Strategy Right Early
Pricing isn’t guesswork, and it isn’t static.
The Lake Oswego market is showing divergent performance by neighborhood. The 97034 zip code (First Addition, Country Club) is down 15.4% year-over-year, while the 97035 zip code (Mountain Park, Lake Grove, Rosewood) is up 8.3%.
In Tualatin, the overall median is up 10.5%, but days on market have increased by 30 days and 38.5% of listings are experiencing price reductions.
What this means: Your pricing strategy must be hyper-local, data-informed, and realistic about current buyer behavior—not based on what your neighbor’s home sold for in 2023.
Preparing early means understanding your competitive set now, before you’re under contract and emotionally invested in a number that may not reflect market reality.
- Address Deferred Maintenance Before Buyers Find It
Buyers in 2026 are bringing contractors to showings. They’re modeling post-purchase repair costs. And they’re adjusting offers accordingly—or walking away entirely.
The most common friction points I’m seeing in Lake Oswego and Tualatin:
- Roof condition: Buyers are requesting roof certifications or deducting $15K–$25K for anticipated replacement
- HVAC age: Systems over 15 years old trigger inspection concerns and negotiation leverage
- Exterior paint and siding: Deferred maintenance signals broader neglect—even if the interior is pristine
- Plumbing and electrical: Any indication of outdated systems raises red flags during due diligence
You don’t need to replace everything. But you do need to understand what buyers will see, how they’ll react, and whether addressing issues proactively strengthens your position.
A $3,000 roof repair completed in February eliminates a $10,000 negotiation concession in April.
- Declutter and Depersonalize With Intention
This isn’t about staging for the sake of aesthetics. It’s about allowing buyers to see the home, not your life.
The homes that photograph well, show well, and generate strong offers share common traits:
- Clean, neutral spaces with minimal furniture
- Closets that appear spacious (not packed to capacity)
- Countertops, shelves, and surfaces that are clear
- Personal photos, collections, and memorabilia removed
- Kitchens and bathrooms that feel functional and expansive
Buyers make decisions in the first 30 seconds of walking through your front door. If that first impression is visual noise, you’ve lost leverage before the showing even begins.
Preparation means creating space for buyers to imagine their future—not navigate yours.
- Understand Your Financial Position and Timeline
One of the biggest mistakes I see sellers make is listing their home before they’ve clarified their next move.
Ask yourself:
- Do I need to sell before I buy, or can I carry both properties briefly?
- What are my net proceeds after closing costs, and is that enough for my next down payment?
- Am I emotionally ready to move quickly if the right offer comes in?
- Do I have a backup plan if my home takes longer to sell than expected?
The sellers who struggle most are the ones who list reactively—motivated by market momentum or neighbor sales—without a clear plan for what happens next.
The sellers who succeed are the ones who’ve modeled multiple scenarios, stress-tested their finances, and built flexibility into their timeline.
Preparation creates optionality. Reactivity creates pressure.
Early Spring Buyer Behavior: What’s Shifting
The buyers active right now aren’t the same buyers who dominated 2021–2022. Their motivations are different. Their due diligence is deeper. And their expectations are more grounded.
Here’s what I’m observing across Lake Oswego and Tualatin:
Buyers are taking longer to decide—but they’re more committed when they do. Days on market are up across both cities, but list-to-sale ratios remain strong (98.6% in Lake Oswego, 99% in Tualatin). Translation: buyers are thorough, not impulsive—but they’re still transacting.
Financing is more complex, but buyers are better prepared. Pre-approval letters are tighter. Down payments are verified. And buyers carrying lower interest rates from previous purchases are calculating total cost of ownership more carefully before trading up.
Location and schools are outweighing cosmetic finishes. In both Lake Oswego and Tualatin, proximity to top-rated schools, walkability, and neighborhood character are driving decisions more than granite countertops or open floor plans. Buyers will renovate—but they won’t compromise on location.
Price reductions are being interpreted as signals, not opportunities. A home that drops price is no longer seen as a “deal”—it’s seen as initially overpriced. Buyers are skeptical of corrections and often wait for a second reduction before engaging.
Showings are more strategic. Buyers aren’t touring 15 homes in a weekend anymore. They’re researching online, narrowing their list to 3–5 serious contenders, and scheduling showings only for homes that meet their criteria. If your home doesn’t show well in photos and description, you won’t get the showing at all.
The market is rewarding accuracy, transparency, and readiness. It’s punishing hope-based pricing, deferred decisions, and reactive positioning.
The Preparation Advantage: A Real-World Comparison
Let’s look at two scenarios playing out right now in Lake Oswego:
Home A: Listed in late February after two months of preparation. Exterior painted, minor repairs completed, interior decluttered and professionally photographed. Priced at $1,125,000 based on recent comps and current inventory analysis.
- Days on market: 28
- Showings: 14
- Offers received: 2
- Final sale price: $1,115,000 (99.1% of list)
- Seller’s experience: Calm, controlled, minimal negotiation stress
Home B: Listed in early March with no advance preparation. Needed paint, had deferred maintenance, cluttered interior, priced at $1,175,000 based on 2023 neighborhood sales.
- Days on market: 67 (and counting)
- Showings: 22
- Offers received: 0
- Price reductions: 2 (now listed at $1,095,000)
- Seller’s experience: Frustrated, reactive, considering additional concessions
Both homes are in the same neighborhood. Both have similar square footage and lot size. The difference? Preparation.
Home A’s seller understood the market, priced based on current data, and eliminated buyer objections before listing. Home B’s seller assumed the market would adjust to their expectations—and it didn’t.
The gap between these outcomes isn’t timing. It’s preparation.
What to Do Right Now (Even If You’re Not Listing Until April)
If you’re planning to sell this spring in Lake Oswego or Tualatin, here’s your February/early March action plan:
- Walk through your home as a buyer would. What do you notice first? What feels outdated or deferred? Make a list—and prioritize the items that affect first impressions.
- Get a pre-listing inspection (optional but valuable). Knowing what buyers will find during their inspection gives you control over how to address issues—proactively or through negotiation.
- Research your competitive set. What’s actively listed in your neighborhood? What’s recently sold? What’s sitting? Understanding your segment informs your entire strategy.
- Talk to a lender about your next move. Even if you’re not buying immediately, understanding your financial position and options creates clarity and confidence.
- Start decluttering now—not the week before listing. This process takes longer than most sellers anticipate. Begin with closets, garages, and storage areas.
- Schedule professional photography early. Quality listing photos require clean, staged spaces and good natural light. Booking in advance ensures you’re not rushing when it’s time to launch.
- Clarify your timeline and next-step plan. Are you buying before selling? Renting temporarily? Relocating out of state? Your strategy should flow from your goals—not the other way around.
Preparation isn’t a weekend project. It’s a 4–6 week process that creates structural advantages the moment you go live.
Final Thoughts
Perfect timing doesn’t exist.
The market doesn’t wait for you to feel ready. Buyers don’t coordinate their search around your schedule. And spring momentum doesn’t pause while you decide whether to paint the guest bedroom.
What you can control is preparation.
Sellers who use February and early March to eliminate friction, clarify strategy, and position their home effectively will enter the spring market with confidence, leverage, and optionality.
Sellers who wait for “the right moment” will find themselves competing with 40 other listings, scrambling to differentiate, and reacting to buyer feedback instead of controlling the narrative.
The data is clear: early spring activity is already here. Buyers are moving. Inventory is starting to build. And the homes that will perform best are the ones that launch ready—not hopeful.
Preparation beats perfect timing. Every time.
Planning to sell in Lake Oswego or Tualatin this spring? Let’s start with a clear-eyed assessment of your home, your market position, and the preparation steps that will strengthen your outcome.
Comment below with your biggest spring selling question, or send me a DM to discuss your timeline and strategy. I help sellers prepare with clarity—so they can list with confidence.
