We are now halfway through 2026, and the property market across Warwickshire, Shropshire and the West Midlands is still active.
Buyers are still looking. Tenants are still enquiring. Homes are still selling. But it is a more considered market than it was a few years ago.
People have more choice, they are comparing properties more carefully, and they want to feel confident before making a decision. For sellers and landlords, that means presentation, marketing, local knowledge, pricing and sensible advice all matter.
What the latest data tells us
The latest market data shows a useful picture.
Rightmove’s June House Price Index shows that new listings are down 5% compared with this time last year, but still 6% higher than in 2024 and 12% higher than in 2023.
So while there may be slightly fewer new homes coming to market than last year, buyers still have a lot more choice than they did in recent years.
Sales activity is also holding up. Rightmove reported that sales agreed were down 6% year on year, but virtually level with 2024 and around 5% higher than 2023.
That tells us that overall the market has not stopped. It has simply become more competitive.
The message for sellers is clear… you need to give buyers a reason to book the viewing, and then a reason to feel confident once they arrive.
Pricing needs to be realistic from day one
Pricing is a big part of that confidence.
In a market where buyers have more choice, it is important to price a property based on the current market, not just on what similar homes may have achieved a few years ago.
A good asking price should be supported by local evidence, recent comparable sales, the condition of the property, the strength of the location and what else is currently available nearby.
If a home is priced too high, buyers may not even book the viewing. If it sits on the market for too long, it can start to feel stale, and later price reductions may not have the same impact as launching properly in the first place.
The best approach is to be honest, strategic and realistic from the start.
A well-priced home, presented properly and marketed well, gives buyers confidence and creates the best chance of strong early interest.
It is not just about price
Pricing matters, of course. But in this market, it is not just about the number.
A home also needs to be presented well, marketed properly and shown in a way that helps buyers understand its value.
That means good photography, clear floorplans and strong wording. It also means pointing out the features that may not be obvious at first glance: the natural light, the school catchment, the walk into town, the local shops, pubs, parks or countryside nearby. These are the things that help buyers picture themselves living there.
A property listing should not just describe a house. It should help tell the story of what life there could look like.
What this means for sellers
If you are thinking about selling in the second half of 2026, preparation is key.
Before going to market, it is worth asking:
• Is the property priced realistically for the current market?
• Is the property presented at its best?
• Are the strongest features obvious?
• Does the marketing show the lifestyle as well as the rooms?
• Is the local area being properly highlighted?
• Will the viewing give buyers confidence?
The homes that perform best are usually the ones that feel clear, well-presented and sensibly positioned from day one.
In a market where buyers have more choice, the small details can make a big difference.
What this means for landlords
The lettings market remains active, but landlords are also having to be more organised.
ONS data shows average UK private rents rose by 3.3% in the year to May 2026. In Shropshire, average monthly rent was £813 in May 2026, up 3.8% from the year before. Across the West Midlands, average monthly rent was £966, up from £927 a year earlier.
Demand and revenue potential for rental homes is still there, but tenants have higher expectations, and landlords have more responsibilities. With the Renters’ Rights Act now changing how private renting works, it is also a good time for landlords to make sure they are fully up to date. Tenancy agreements, rent reviews, notice periods, compliance, property condition and day-to-day management all need to be handled properly.
That does not mean landlords should panic. But it does mean the rental market is becoming more professional, and landlords who are organised, proactive and well-advised will be in a stronger position.
A clean, well-maintained and well-presented rental property will usually perform better than one that feels tired or neglected. Good communication, compliance and sensible management are also becoming increasingly important.
For some landlords, 2026 may be a good time to review whether to keep, improve or sell. For others, a well-managed rental property can still be a strong long-term investment.
The important thing is to make that decision based on the property, the numbers and the local market, not just headlines.
Final thoughts
Halfway through 2026, the property market across Warwickshire, Shropshire and the West Midlands is still moving. But buyers and tenants are looking carefully.
For sellers, pricing, presentation, marketing, local knowledge and strong viewings matter.
For landlords, good management, compliance and well-presented homes are more important than ever.
At Courtney Downing Estates, we work with sellers and landlords across Warwickshire, Shropshire and the West Midlands, offering honest advice and a personal, hands-on approach.
If you are thinking of selling, letting or reviewing your property, we would be happy to have a chat.
Give us a ring: 01926 813909
Drop us a WhatsApp: 07792936415
Email us: info@courtneydowningestates.co.uk
You can also get a free online valuation at courtneydowningestates.co.uk.
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