There are also micro-markets by types of Property. A well-priced Fixer in the $200k range may get 8 offer the first week (one near my home did) while already restored with a LOT of similar competition may be overlooked for many months. That could mean a good deal for you as Buyer, on a finished hme that you LOVE.
PDC does have a 0 pct rehab loan - but currently only in 2 areas: the Interstate URA and the Lents URA. That could help you attract your Buyer if some work is needed and you want to sell. See if Comps indicate you could compete on price, and still afford a new house that will make you HAPPY.
If you are in the Interstate URA yours *could* really go fast, even if a Fixer. Many people don't know Lents as well yet, but MAX is being built now, there are great buslines, and it's a great area for young families to get a lot of house (with yards) for a good price. Also a good place for owner-occupied rehabbers to buy low and get PDC financing and make a fair profit when they sell. Hopefully that PDC program will be extended to other areas, like Conservation Districts that have faced high crime and unemplyment challenges. Best wishes for your decision. If you ar uncertain and considering waiting, why not explore getting a Home Equity Line of Credit in place, so you can be ready anytime with a nice Down Payment? Your Bank may have it with no extra fees required. Also, it's never too early to find out what errors may lurk in your Credit report. it could take MONTHS to get corrections, so get moving on it even if you think you'll wait a yer or more. (With a qualifying score, the MacQuarrie Mortgage, tied to a checking account to prevent NSF's, and also help with early payoff of the principal - sounds like a GREAT new alternative for stable folks in control of their spending) Check it out! Jules ( nope, not a Broker, but able to suggest referrals)