A new and unique report has revealed how and why vendors reduce their prices, withdraw and relist properties and has highlighted the key signs estate agency staff should watch out for when a vendor is about to jump ship to another agent.

Giles Ellwood (pictured), CEO of Homesearch, says high supply levels and a third of properties reducing in price means there is a critical 12-week window between a vendor’s price reduction and their likelihood to re-list, creating a window of opportunity for agents to engage with ‘highly motivated’ movers.

Ellwood says: “Two-thirds of withdrawn vendors re-list within just 60 to 65 days, and our data shows that most will choose a different agent. That’s a huge opportunity for today’s estate agents, but only if you can see the signals early enough to act.

Your next instruction probably isn’t a new lead at all; it’s already in your database.”

“Your next instruction probably isn’t a new lead at all; it’s already in your database. However, the key is knowing when to reach out and what motivations will prompt a vendor to move.”

The report analysed 2.9 million listings between January 2024 and June 2025. It found that 1.45 million properties have come to market so far in 2025, with 34% recording a price reduction. One in six listings change agent during their time on the market, and almost a third undergo a price cut. A quarter of withdrawn listings later return to the market, and the average time to switch agents is 140 days.

Regional disparities

The research also shows that two-thirds of re-listed properties return to the market within 60 to 65 days. Southern regions record the highest re-list and price-reduction activity, while the East of England, London and the South East have the highest rate of agent switching.

And regional data shows the South West, South East and London have the highest re-list rates, while vendors in the East of England, London and the South East are the most likely to switch firm. Just 10% of sellers in northern regions change agents.

Homesearch’s Instruction Opportunity Report can be downloaded here.