With the federal government currently shut down, many buyers and sellers are feeling a wave of uncertainty—and rightfully so. If you’re planning a move this fall, it’s important to understand how the shutdown may affect your timeline, financing, and overall experience. 

Here’s what you need to know. 

For Home Buyers 

If you’re actively house hunting or under contract, the shutdown could create some real—though navigable—challenges. 

Buyers using government-backed loans like FHA, VA, or USDA are most likely to experience delays. These programs are currently operating with limited staffing or paused operations altogether, which can slow down everything from application reviews to final loan approvals. 

Even buyers using conventional financing aren’t totally in the clear. Most lenders rely on IRS tax transcript verifications and Social Security number confirmations to finalize loan files— both of which are services affected by the shutdown. If your lender can’t access those systems, your loan may be delayed. 

One more important note: If the home you’re buying is in a flood zone, the National Flood Insurance Program (NFIP) is currently paused. That means securing or renewing flood insurance policies is difficult or impossible right now—which could put your closing on hold, even if everything else is ready. 

Beyond the logistical hiccups, there’s also a psychological impact: periods of national uncertainty tend to make buyers more cautious. Some may press pause or scale back their budgets, leading to less competition—but also softer offers or more conditions. 

The good news? Homes are still being purchased every day. If you’re prepared, flexible, and working with the right team, it’s still possible to navigate the process smoothly.  

For Home Sellers 

If you’re selling right now—or preparing to list—you may feel some indirect effects from the shutdown. 

The most common issue sellers are facing is closing delays. If your buyer is using FHA, VA, or USDA financing, or if they hit a snag with flood insurance or income verification, the timeline could stretch. In some cases, buyers may request an extension. In rare cases, they may walk away altogether—especially if the delay feels uncertain or indefinite. 

The buyer pool may also feel a bit smaller during the shutdown, particularly among first-time or moderate-income buyers who are more likely to rely on government-backed loans. That could mean fewer showings or more conservative offers. Some buyers may ask for longer contingencies or negotiate differently to offset the added risk. 

That said, well-priced, well-presented homes are still moving—especially in desirable neighborhoods with tight inventory. Serious buyers are still out there, and many are motivated to close before the holidays. 

If you’re planning to list soon, it’s worth building a little extra buffer into your timeline and making sure you know exactly what type of financing a buyer is planning to utilize. And as always, smart pricing and standout presentation matter even more during uncertain times. 

While the shutdown has added new layers of complexity, it hasn’t brought the housing market to a stop. With preparation, patience, and a knowledgeable guide by your side, it’s still very possible to buy or sell this fall—just with a few more logistics to navigate. 

If you’re wondering how the current landscape might impact your move, I’d love to help you think through your options and stay one step ahead.