Pressure-test the cost of doing nothing
You are trying to decide if waiting is the safer move than taking action. My guidance is to pressure-test that choice against what the most recently reported month says about speed and buyer behavior in Latham, NY.
In January 2026, supply was 1.26 months and a typical sale took 18 days single family plus condo/townhouse/apt.. In January 2026, offers landed about 100.75% of asking and the typical sold price was $386,500.
This changes your plan because if the market is moving in weeks and buyers are paying near asking, waiting should be a deliberate choice with a clear benefit. Some metrics were not reported for this period, but January 2026 provides enough information to build a decision test for Latham, NY.
If you are ready, act with a defined plan and timeline instead of waiting for perfect certainty. Use January 2026 as your anchor 18 days as a typical sale timeline and buyers paying about 100.75% of asking. If you are not ready, set a short prep sprint and a hard decision date so waiting does not become drift.
