The market is largely busy due to Wagga's transient population, with buyers and renters looking for their next home or investment property.

Other market forces, including record low interest rates and vacancy rates, as well as flow-on effects from the Royal Banking Commission, are also driving this activity.

Kitson Real Estate sales consultant Conny Blacklock said October through to mid-March is the busiest period.

"Inquiry in regards to rental and sales properties are heightened more than normal," she said.

"There are a lot more properties out on the market, with a lot more choice and benefiting all.

"This is an ideal time to buy, however people can't hesitate too long and they need to move quickly otherwise they'll miss out."

Mrs Blacklock said the changeover period with university students and defence families relocating, to and from the city, are the major factors driving this increased activity.

"It's purely the changeover at the RAAF Base, Kapooka and at the university as people are relocating with jobs," she said.

"A lot of people wait for spring or the warmer months because homes and gardens generally look nicer as flowers are in bloom and there's a lot more colour."

The Real Estate Institute of NSW's September vacancy report revealed Wagga and the wider region have recorded the lowest rate in rental vacancy.

This meant that only 1.2 per cent of homes available for rent, across the region, had been left vacant.

Despite the city's transient population, Mrs Blacklock said the vacancy rate is likely to continue and the properties that are available are filling up quickly.

Fitzpatricks Real Estate director Paul Gooden said the low vacancy rates could lead to a "crisis" next year when university semester one commences.

"We don't know what to expect with the market forces," Mr Gooden said.

"These include record low interest rates, low listing rates and also off the bank of lending practices from the Royal Banking Commission which still is flowing on."

Mr Gooden said shifts in the market could mean that January picks up with inquiry, but he is unsure whether this will translate to sales.

"People also have a goal of reaching settlement pre-Christmas ... so it does put some pressure on," he said.

One Agency Wagga principal Colin McGill said it is a "bloody busy" time of the year as there is only about two weeks left before solicitors go on holidays.

"It's a four week exercise as solicitors have a break, so people are on the surge to make a transaction by Christmas," he said.

"This time of year is crazy as people are trying to be organised."