Changing costs for second-home owners could affect the number of properties coming to market. Homeowners considering a sale may benefit from understanding their position sooner.
From 1 April 2026, Highland Council applies a 300% Council Tax charge to properties classed as second homes for the 2026/27 year.
For some owners, the higher cost may raise questions about whether keeping a second home still makes financial sense. More of these properties could then come onto the market. Buyers in some parts of the Highlands may have considerably more choice.
Homeowners already considering a move may therefore want to think carefully about when to sell.
Some second-home owners may decide to sell as their ongoing costs increase. Others may already be considering a sale and decide to bring their plans forward.
This does not mean there will be a sudden flood of properties. The effect will also vary across different parts of the Highlands.
The Highland property market includes many different local markets. A holiday cottage in a tourism hotspot attracts a different type of buyer from a four-bedroom family home outside Inverness. Rural properties with land also have their own market. The same applies to homes within easy reach of schools and transport links.
Similar homes may be competing for the same buyers. More properties coming onto the market can make it harder to stand out.
Many people assume spring is the natural time to put a house on the market. That is not always the case.
Homeowners planning to sell within the next six to twelve months can start by finding out what their home could achieve now. Check how many comparable properties are currently for sale in your area. It is also useful to understand current buyer demand.
More properties may enter your local market over the coming months. This could increase competition between sellers. Knowing your position early can help you decide when to put your home on the market.
This is not about rushing your decision. The aim is to have the information you need before deciding when the time is right for you.
Buyers do not simply buy “a house in the Highlands“. They look for a particular home in a particular location. The property needs to match their lifestyle and budget.
Family space can attract a different type of buyer from an investment-led holiday property. Land, views and privacy can also influence buyer interest. A good presentation can make a difference too.
Access to Inverness and other employment centres may also be important to buyers. General headlines about the Highland housing market only tell part of the story.
What matters most is what is happening around your property.
The effect of these changes will become clearer over the next few months. We will then have a better picture of whether more second homes are being offered for sale.
Considering a move? This is a good time to understand:
You do not need to be ready to put your house on the market before having that conversation.
A valuation gives you useful information for planning your next move. You can then be ready when the time is right.
Hamish Homes is based in Inverness and sells properties across the Highlands. Our team knows the local property market well.
We offer free, no-obligation valuations. Our team is available 7 days a week.
Planning a move often starts well before a property goes on the market. We are happy to have an informal conversation about your property and the local market. We can also discuss the options available to you.
