When’s the Best Time to Buy a Rental Property? Understanding Seasonality in Real Estate
Timing matters in real estate, and seasonality plays a big role in rental demand. If you’re looking to invest in Dallas, when you buy can impact how quickly you find a tenant, your negotiating power with sellers, and your overall returns.
I’m working with investors right now who are buying properties ahead of peak rental season—and I’m also dealing with my own tenant turnover. Here’s what I’ve learned from experience, plus key market data to back it up.
When Do Tenants Move?
Most renters—especially families—move in the spring and summer. Schools play a big role, and DHA tenants are no exception—many want to relocate while school is out to avoid disrupting their kids’ education.
Peak Rental Season: April – August → High demand, low vacancy
Slower Rental Season: October – February → Fewer renters, longer vacancies
I currently have a tenant moving out at the end of February / early March in one of my properties - not ideal, but I’m taking advantage of it. I’ll do necessary repairs in March and relist in April, right as demand picks up. A fresh listing at the start of peak season hopefully means more applicants and minimize vacancy/downtime.
The Tradeoff: Buying in Peak vs. Off-Peak Season
If you’re buying a rental property, you want the best deal—but you also don’t want it sitting vacant for months. Buying in the fall or winter gives you more negotiating power, as sellers are often more motivated, competition is lower, and you may secure price reductions or seller concessions. However, finding a tenant immediately can be more challenging.
On the other hand, buying in the spring or summer means higher tenant demand, making it easier to rent out quickly and reducing the risk of prolonged vacancy. You may even command higher rent, but competition among buyers is stronger, and prices can be higher.
For example, securing a property for $10K under asking in January effectively covers over three months of rent on a $3K/month home. While no investor likes vacancy, looking at the long-term financial picture helps balance the short-term risk.
Key Market Data: How Long Do Rentals Sit Vacant?
The homes sold data in Dallas County clearly highlights seasonal trends, with higher sales in spring and summer and a slowdown in fall and winter. This pattern directly impacts rental properties, as fewer people move in colder months, leading to longer vacancies. In June 2024, the average days on market for single-family homes was 24 days, while by October 2024, it had increased to 41 days. This seasonality repeats itself every year, including this one.
For investors, this means that buying in the off-season can offer better pricing and negotiation power, but it also requires planning for a potentially longer vacancy period before leasing demand increases in the spring. If you’re purchasing a rental property in the winter, it’s important to factor in a slower leasing timeline before the market gains momentum.
Single Family Homes sold in Dallas County, 2025 vs. 2024. Source: Redfin Data.
How to Set Up Your Lease for Future Success
Even if you buy in the off-season, you can set yourself up for long-term success by structuring leases correctly.
Offer lease terms that end in April – August
Avoid renewing leases that would expire in winter, or use month-to-month to your advantage
Consider prorating rent or offering slight incentives to get on the right schedule
This way, even if you take a hit on vacancy now, future renewals will be timed for peak rental demand.
Final Thoughts: The Long Game in Real Estate
I’ve said it before—real estate is a long-term game. While seasonality impacts short-term cash flow, the right deal will still perform well over time.
If you find a great investment property at the right price, don’t overthink the season. Homes get rented eventually, and strong properties will always have demand.
💡 Thinking about buying a rental property? Let’s talk strategy and find the right deal for you. Schedule a call with SolMidas today.