December Deal Strategy: Closing Before the Holidays vs After New Year

You have deals that could close either December or January.

The timing decision matters.

The Client Preference

Ask first:

"Would you prefer to close before the holidays or start fresh in January?"

Their needs come first.

The Pre-Holiday Benefits

Closing before December 23:

2025 tax deductions Settled before holidays Fresh start in new home Year-end momentum

These motivate some clients.

The Post-Holiday Benefits

Closing in January:

Less holiday stress More time for preparations Avoid holiday scheduling conflicts Start year in new place

These appeal to others.

The Tax Consideration

December closings offer:

Mortgage interest deduction for 2025 Property tax deduction Points deduction Closing cost deductions

January closings delay these to 2026.

The Lender Timeline

December challenges:

Lender holiday schedules Reduced staffing Year-end processing delays Appraisal delays

Plan for slower timelines.

The Title Company Reality

December limitations:

Offices close early Staff on vacation Holiday week closures Year-end workload

Coordinate schedules early.

The Sweet Spot Dates

Best December closing dates:

December 1-15: Optimal December 16-20: Good December 21-23: Possible but tight December 24-31: Avoid

Plan accordingly.

The January Alternative

Best January closing dates:

January 2-3: Offices just reopening January 6-10: Full staff returned January 13-17: Smooth operations Avoid January 1

Post-holiday timing.

The Moving Company Factor

December moving challenges:

Higher demand before holidays Limited availability Premium pricing Weather delays possible

January moving:

Lower demand Better availability Standard pricing Still weather concerns

The Family Consideration

December family dynamics:

School break (easier for families with kids) Holiday travel conflicts Extended family visits Year-end work demands

January family dynamics:

School back in session (harder for kids) Normal work schedules Settled holiday season New year energy

The Seller Timeline

For sellers needing to move:

December closing: Must find housing fast January closing: More time to prepare Consider their next move carefully

Don't rush them into bad decisions.

The Buyer Motivation

December buyers:

Tax deadline motivated Holiday housing dreams End year settled Often very serious

January buyers:

Fresh start mentality New year goals Less rushed decisions Spring market preview

The Contract Timing

For December closings:

Contract by mid-November (45-day close) Contract by December 1 (30-day close) Contract by December 10 (cash close)

Work backwards from target date.

The Inspection Timeline

December inspection challenges:

Inspector holiday schedules Contractor availability for repairs Weather for roof/exterior Limited negotiation time

Build in extra buffer.

The Appraisal Timing

December appraisal issues:

Appraiser schedules Holiday slowdown Comparable sales timing Faster ordering necessary

Order immediately at contract.

The Communication Strategy

Set expectations:

"December closings are possible but require everyone's commitment to tight deadlines."

"January closings remove holiday pressure and allow more time."

Help clients decide.

The Push Strategy

When pushing for December:

"To close before holidays, we need to move fast on inspections, appraisal, and lender requirements. Are you ready for that pace?"

Get commitment.

The Delay Strategy

When suggesting January:

"January 10 closing gives us breathing room through holidays. You move after New Year with less stress. Does that work better?"

Frame the benefit.

The Middle Ground

December 15-20 closings:

Before holiday week chaos Time for moving before Christmas Tax benefits secured Less rushed than week before Christmas

Often the best compromise.

The Professional Advice

Your recommendation should consider:

Client stress tolerance Complexity of transaction Financing timeline Tax situation Personal circumstances

Tailor to each situation.

Your Current Pipeline

Review active deals:

Which could close December? Which should wait for January? Who needs to decide timing? What obstacles exist for December?

Make timing recommendations now.

Your Next Week

Talk to every client in contract.

Discuss December vs January preference.

Coordinate with lenders on timelines.

Set realistic expectations.

Confirm target closing dates.

Timing decisions made now prevent holiday chaos.

Tiffany Hampton is a seasoned real estate leader and MAPS Coach with over two decades of experience helping agents succeed through leadership, coaching, and innovative strategy. As the founder of AgentGrowth365.com, Tiffany delivers proven systems, tools, and training that empower agents and market center leaders to grow with clarity and purpose. Whether you're looking to hit 24 transactions, streamline your coaching systems, or lead your business with impact, AgentGrowth365 offers a full suite of solutions designed to meet today's challenges and scale tomorrow's success.