Yep. Your points are all valid. What it all really comes down to is that you should not be trying to “time” the market precisely.
I’ve mentioned to several people that the time to buy is when you start seeing prices go up for a few months (year over year) followed by interest rates starting to rise. If that sort of stability is going on, you can figure that your home will increase in value BECAUSE we are in an inflationary period.
I bought my first house in 1980. (ouch!)
Got you beat...bought my first house in 1973...cost what a decent car costs now...we are looking at buying a LOT behind our house in a newer neighborhood....to give us “breathing room” behind us (lots here are 6000sf)....the lots have dropped by about 1/2 in the past 3 years.