We would not wait on a rate forecast. Nobody can promise lower rates are coming, and the timing of inventory or price shifts is just as hard to call. Start with your goal. Selling and buying something else at the same time makes a higher-rate environment roughly a wash: you may sell for a little less, and you also buy for a little less. Cashing out of a home you own outright is a different picture, and local conditions matter more than the national headline. In a low-inventory market with strong buyer demand, waiting may cost you nothing and gain you nothing, so there is little reason to sit on your hands. In a clearly slower market, with more inventory or seasonal softness, the calculation shifts, and timing your listing to a stronger selling season can help. What we would not do is delay a sale you actually want to make on the theory that a lower-rate world is definitely around the corner. It might be. It might not. Decide based on why you are selling and what your specific market is doing.