Your house has been on the market for months. Viewings have dried up, the listing has gone stale, and you're wondering whether to pull it and try again later. Taking a house off the market can be the right call, but it has knock-on effects for your council tax, your agent's contract and the costs of an empty home.
What could your home earn?
Free and instant. Nobody rings you unless you ask them to.
Key takeaways
- Taking a house off the market can give it a fresh start, if you relaunch well.
- For an empty home, it can end the council tax for-sale exception.
- Check your agent's contract for withdrawal fees and continuing liability.
- An empty house keeps costing money while it's off the market.
- Short stays can cover the bills while you decide what to do.
Contents
- Why do sellers take their house off the market?
- Does taking your house off the market help it sell later?
- What happens to your council tax?
- Will you owe your estate agent anything?
- What does an empty house cost while it's off the market?
- What are your options instead of waiting?
- Frequently asked questions
Why do sellers take their house off the market?
- No offers, and a listing that has gone stale.
- A change in plans, such as a new job or a family change.
- Waiting for a better time of year, or a better market.
- Deciding to let the home instead.
Does taking your house off the market help it sell later?
It can, if you use the break well. A relaunch with new photos, a fresh description and a realistic price can look like a new listing to buyers. Rightmove's May 2026 data shows why price matters so much: Properties that need to be reduced take an average of 127 days to sell, against 36 days for homes priced right from the start.
What happens to your council tax?
If the house is empty, taking it off the market can end your protection from council tax premiums. Sutton Council explains that the for-sale exception ends when the 12 months are up, when the home is sold, or when the dwelling is no longer actively marketed for sale. Once that happens, an empty or second home can face a premium. Read Council tax on an empty house while you're selling.
Will you owe your estate agent anything?
Check your contract. Some include withdrawal fees, and many include continuing liability, meaning you could owe the agent if a buyer they introduced buys the home later. The HomeOwners Alliance warns sellers to check If you will have any continuing liability to the agent, after the notice period has expired.
What does an empty house cost while it's off the market?
The same as when it was on the market: mortgage, council tax, insurance, energy and regular checks, often with the council tax premium added. Standard home insurance usually restricts cover once a home has been empty for about 30 days.
What are your options instead of waiting?
- Relaunch now with a new price, photos and description.
- Change estate agent if the marketing was the problem. Read Should I change estate agent?
- Let the home on short stays while you decide, so the income covers the bills, and relist when you're ready.
- Let the home on a tenancy, but remember that a tenancy makes selling later much harder.
Frequently asked questions
Should I take my house off the market?
It can help if the listing has gone stale, but only if you relaunch with a better price or presentation.
Does taking a house off the market affect council tax?
For an empty home, yes. The for-sale exception ends when the home is no longer actively marketed.
Will I owe my estate agent a fee?
Possibly. Check for withdrawal fees and continuing liability in your contract.
How long should I wait before relisting?
Long enough to fix what wasn't working, such as the price, photos or agent.
Can I let my house while it's off the market?
Yes. Short stays keep the home flexible, so you can relist when you're ready.
Related guides
Sources
This is general information, not legal, financial, tax or insurance advice. Market figures are averages as of the date shown above and change every month. Speak to a qualified professional before you act on anything here.