Let’s Talk about days on market
What This Key Metric Means for Sellers
Days on Market — DOM — is one of the simplest numbers in real estate, yet it can tell you volumes about the health of the market.
At its core, DOM is the number of days a property spends on the market from the moment it’s listed publicly to the time it goes under contract. In vacation-home markets like ours, that number tends to run longer because buyers usually have to travel here to see properties in person.
Why Days on Market Matters
Reading the Market
Fewer DOM = Seller’s market More DOM = Buyer’s market
Tracking DOM helps us understand buyer demand, seller pricing strategies, and the overall pace of the market. As a general rule, fewer days on market signal strong buyer activity. Longer days on market usually mean slower activity — sometimes due to broader conditions, often because of overpricing.
What Recent Trends Show
During the COVID market, DOM dropped significantly. Since then, it has risen year-over-year — and that’s actually a good thing. More time on the market means buyers can make careful decisions, travel to see homes in person, and move at a healthier pace. We’re past the “COVID crazy” and settling into balance.
A Clear Signal
High DOM = overpriced
When we compare DOM for active listings against DOM for homes that have sold, the contrast is clear. While both sets have risen, the sold properties consistently show much lower DOM. That’s a strong indicator that well-priced homes are still moving quickly, while overpriced ones linger.
Seller Expectations: 30 to 60 Days
Watch the Clock
No offer in 30–60 days? Time to reassess.
So what does this mean for sellers? When your home is priced appropriately, you should expect to see an offer in 30 to 60 days, depending on your price point and unique features. If that offer doesn’t come, it’s time to reevaluate before the listing becomes “market worn.”
The cause could be pricing, condition, or even showing availability — vacation rentals sometimes limit showings. But the key is this: don’t let the days pile up unchecked. A proactive strategy improves your negotiating position.
Negotiation Power Comes Early
This point can’t be emphasized enough: sellers hold the strongest negotiating position within the first 30 days — really, within the first one to two weeks. When a home is fresh on the market, buyers are motivated, and competition is highest. Waiting too long erodes that advantage.
Strike While It’s Fresh
The first 1–2 weeks = best leverage.
Breaking Down the Numbers
Price & Presentation
Smart pricing + turnkey updates = faster sales.
DOM isn’t one-size-fits-all, and price points make a big difference. In the upper tier — homes over $1.5 million — we see longer timelines. There’s more inventory and fewer buyers transacting in that range, which naturally makes it more of a buyer’s market.
At the other end, homes under $650,000 are scarce, and demand is strong. Those properties are few and far between with high demand creating a seller’s market.
Another key factor is presentation. Updated, turnkey, and aesthetically pleasing homes tend to sell faster. An appropriately priced home in this category is in an extreme seller’s market, regardless of price range.
These differences highlight the importance of strategic pricing. Homes that start at the right number attract more interest, avoid the stigma of sitting on the market for too long, and sell for higher prices.
In summary
Days on Market isn’t just a number on a chart. It’s a window into buyer demand, pricing realities, and the strategies that save sellers both time and money.
Want the full conversation? The video at the top of this post walks you through every detail.
If you’re planning to sell — or just want to understand where your property fits in today’s market — give us a call.
