Summer is one of the most popular seasons to buy a home—longer days, great weather, and the chance to get settled before fall make it an ideal time to move. But sunny skies can cloud your judgment. Many first-time buyers fall into traps that lead to regret, costly surprises, or buyer’s remorse after move-in day.

This guide goes beyond the basics of “get pre-approved” or “submit a strong offer.” Instead, it highlights what really matters—like spotting seasonal blind spots, evaluating homes beyond their summer charm, and preparing for what daily life will actually feel like in your new space months down the road.

Whether you’re just starting your search or already deep in showings, use these tips to avoid the most common summer-specific home buying mistakes—so you can buy smart, feel confident, and actually enjoy your new home all year round.

1. Don’t Let Summer Sunshine Fool You

A home that looks bright and beautiful in July might feel dark and dreary in November. Summer showings can hide flaws that only appear during the rainy season—especially in cities like Seattle.

What to watch for:

• Basements that feel dry now may become damp or musty in fall.

• Sunny rooms may lack natural light during shorter winter days.

• A lush, green yard may become muddy or overgrown in colder months.

Smart move: Ask your agent how the home performs in winter. What direction do the windows face? How’s the drainage?

2. The School Zone Illusion

A street near a school might seem peaceful in June—but once school’s in session, things can change fast.

Before you buy near a school, check:

• Traffic patterns during drop-off and pick-up hours.

• Whether street parking or driveway access is blocked.

• How loud recess or school events are if you work from home.

Pro tip: Drive by during school hours or talk to neighbors. If you’ve got kids, it might be perfect. If you value quiet, it may not be what you expected.

3. Assuming Homes Have Air Conditioning

Not all homes in Seattle come with A/C—and adding it later can be a major (and expensive) project.

What to know:

• Many older homes don’t have central air.

• Adding a mini-split system can cost $5,000+ per room.

• Permits, electrical upgrades, and installation all add to the price.

Ask these questions at every showing:

• Does the home have air conditioning?

• How is it cooled in the summer?

• What would it take to install A/C if it doesn’t have it?

4. Don’t Let Staging Cloud Your Judgment

Great staging can help you imagine a home’s potential—but it can also distract you from its flaws.

Look beyond the décor:

• Is a rug covering floor damage?

• Is furniture hiding awkward layouts or tight spaces?

• Could you live in this space without the fancy styling?

Stay focused: Bring a checklist. Focus on layout, natural light, storage, and condition—not just the throw pillows and lemon water.

5. Rushing Into an Offer Out of FOMO

Summer listings often move fast—but don’t let that pressure push you into a rushed or risky offer.

Common mistakes:

• Skipping the inspection

• Overbidding without checking comparables

• Making an offer on the first home you see

Play it smart:

• Get educated on the local market.

• Tour several homes before deciding.

• Don’t let urgency override your plan or budget.

6. Forgetting to Budget for Move-In Costs

Many buyers put everything into their down payment—and forget about the costs that hit right after closing.

Move-in expenses to plan for:

• Deep cleaning or repainting

• New blinds or window treatments

• Changing locks (especially in flips or remodeled homes)

• Repairs noted on the inspection

• Appliances that need replacing

Plan ahead: Set aside funds beyond your down payment so you’re not strapped for cash the day you move in.

7. Falling in Love with the Yard—Without Thinking It Through

Summer makes every yard look dreamy. But lush lawns and flowering trees come with year-round upkeep.

Ask yourself:

• Who’s going to mow, weed, and water?

• Can you maintain the landscaping in winter?

• Will that beautiful garden still spark joy in November?

Tip: Take a realistic look at the long-term work involved. Is it a summer fantasy—or a year-round commitment?

Final Thoughts

Buying a home in summer gives you a unique advantage—but only if you stay focused and don’t fall for surface-level charm. Go into each showing with curiosity and a clear plan. Think about life in the home beyond July.

The best move you can make? Partner with a local expert who can help you see the full picture—and protect you from common (but costly) missteps.

If you’re looking for a home in Seattle or want a trusted referral anywhere in the U.S., I’d love to help. Drop a comment, send a message, or reach out for a free consultation.

What surprised you most from this list? Or if you’ve already bought a home, what’s one thing you wish someone had warned you about?