Days on the Market in Real Estate: Tips for Buyers and Sellers

Key Takeaways

• Days on market (DOM) measures how long a home is listed on the MLS without a contract in place.
• For home buyersa longer DOM may be an opportunity for negotiation.
• For home sellersa longer DOM may mean it’s time to reevaluate the strategy. One way they can do this is through phased marketing, where sellers can test pricing strategies through ‘Private Exclusive’ and ‘Coming Soon’ listings on Redfin.com And Compass.com before they are formally put on the market, which could help reduce the risk of homes sitting on the market.

What does “days on market” mean in real estate?

Days on market (DOM) is the number of days a home is on the market before it goes under contract. The clock starts running as soon as the house is on a multiple listing service (MLS) and stops when the seller accepts an offer. DOM is often used to measure the competitiveness of the market and whether a home is priced appropriately.

As of February 2026, the typical American home was on the market 66 days before going under contract, a continuation of an upward trend that began in early 2024. Homes are taking longer to sell as the gap widens between sellers’ expectations and what buyers can afford – leading to record strong sales. buyer’s market. Ads that have been running for more than 60 days are generally considered ‘stale”.

Housing markets vary by location. In slower markets like Austin or MiamiMost homes sit idle for months, giving buyers more bargaining power. In faster-paced markets, including parts of the Northeast and Midwest, many homes are going under contract quickly and may sell close to or above asking price.

For more context on changing market conditions, see Redfin’s guide: Is it a buyer’s or seller’s market?

The role of ‘Coming Soon’ and ‘Private Exclusive’ entries

More and more home sellers are choosing to advertise via a ‘phased marketing’ approach on websites like Redfin and Compass prior to listing on the MLS. These homes, known as “Coming Soon” and “Private Exclusive” listings, do not reveal insights such as days on market, price drops, or home valuations.

According to one recent Redfin analysisPhased marketing can benefit both buyers and sellers, increasing housing supply by as much as 12% in markets where it is available. Here’s how this could affect sellers and buyers:

• Salespeople: Phased marketing gives sellers more choice about how their home is marketed. Sellers can test pricing strategies before offering their homes to the masses, which could lead to more accurate pricing and faster home sales. Sellers and their agents may choose to list their home on the MLS if it ultimately makes sense. Phased marketing could reduce the risk of sellers losing money due to a price drop, and it could reduce the risk of a home sitting on the market.
• Buyers: Phased marketing introduces another way to find homes that may not yet be widely available on the MLS. Some buyers may encounter “Coming Soon” or “Private Exclusive” listings before they reach a broader audience. It could also increase the overall housing inventory, giving buyers more homes to choose from. It is important to ask questions and assess the property within the context of the local market.

How to calculate the number of days on market in real estate

To calculate the DOM, count the days from the property’s first MLS listing date until it goes under contract. For example, if a home was listed on July 1 and the seller accepted an offer on July 20, the DOM would be 19 days.

Why days on market are important for sellers

Longer time on the market can be a signal that a home is less likely to meet buyer expectations (due to price, condition or location) and can lead to fewer showings and weaker offers. As a listing ages, buyers may view it as less desirable, increasing the likelihood of price reductions or extended negotiations.

Therefore, strategic pricing from the outset and presenting the home in its best condition are crucial. One option for sellers to establish a more accurate pricing picture is to test the situation through phased marketing. This allows sellers to reach a more exclusive group of home seekers before they reach the MLS. Sellers should always work with their agent to keep a close eye on local listings and market trends, and adjust their strategy to stay competitive.

Why days on market matter to buyers

When a listing lingers longer than comparable homes, buyers may assume something is wrong. Common perceptions include:

• Too expensive: A higher DOM can be a signal that the asking price is too high for the local market.
• Hidden problems: Buyers may suspect that the seller is not disclosing hidden structural problems, outdated features, or necessary repairs.
• Reduced competition: Homes that have been on the market longer may indicate that the local market is slower.

However, these perceptions are not always accurate. Many homes are selling slowly, especially in 2026 because house prices and mortgage rates are high – not necessarily because there is something wrong with the listing. This is one reason why some sellers choose to list privately before going to the MLS, allowing them to avoid the stigma of price drops or longer days on market caused by factors beyond their control.

Tips for buyers evaluating a home with a high DOM

If you’re considering a home with a longer DOM, approach it strategically:

1. View price history and see if the offer had any discounts.
2. Ensure a thorough inspection to rule out major problems before proceeding.
3. Compare comp and view recently sold homes nearby for price context.
4. Ask why it didn’t sell. Agents can often discover reasons such as timing, location, or cosmetic issues.
5. Use DOM in negotiations. Take advantage of a high DOM to request favorable terms, such as assistance with closing costs or repairs.

For more strategies, see Redfin’s guide: How to negotiate when buying a house

Why a longer DOM can be a hidden opportunity for buyers

Homes that take longer to sell can present opportunities for buyers. While it’s important to err on the side of caution, buyers should also recognize the potential benefits of older offerings:

• Space to negotiate: Sellers may be more flexible on price and quality concessions.
• Less busy: Buyers may want to take more time for inspections and due diligence before closing.
• Market shifts: A rising DOM can mean more leverage for buyers, but this depends on other factors such as the economy and affordability.

Frequently asked questions about days on the market

What is considered high DOM?

It depends on the market. Nationally, homes are typically on the market for about 66 days starting in early 2026. In hot markets, a period of more than 30 days may raise questions, while in slower markets 60 days or more may be common.

Do ‘Private Exclusive’ or ‘Coming Soon’ Listings DOM?

No. Homes not yet listed on the MLS will not display statistics such as days on market, price drops, or home value estimates. For some home sellers, this is important: they want more control over how their listing is marketed and avoid potentially negative insights being shown. If at some point the seller wants to reach a broader audience, he can have his agent list the home on the MLS, where DOM and other data will begin to be filled out.

Does DOM reset if a seller relists the house?

Usually yes. On public portals like Redfin, DOM for homes listed on the MLS is reset when a home is relisted after being deleted. However, agents can view the full MLS history, which tracks cumulative days on market (CDOM), even after relisting. For ‘Private Exclusive’ and ‘Coming Soon’ listings, this history is not publicly available, but your agent may be able to provide you with insights. Ask your real estate agent to get a complete picture of the property.

Does a high DOM always mean something is wrong?

Not necessarily. It may reflect overpricing, seasonal timing, or limited demand from buyers in the area. It could also be representative of a slower economy.

How do I calculate DOM?

Count the days between the original MLS listing date and when the house goes under contract. Please note that relistings or price changes can sometimes reset the clock.

Can buyers get a better deal on a home with a long DOM?

Possibly. Sellers whose homes have been on the market longer may be more willing to accept lower offers or concessions. But it’s just one factor in the bigger picture of a home.

What is currently a “normal” number of days on the market?

As of early 2026, the national median is 66 days and has been rising for two years. But ‘normal’ varies greatly per market. In fast-moving metros, including parts of the Midwest and Northeast, the typical home can go under contract in as little as two weeks. In slower Sun Belt markets like Austin or Miami, 90+ days are becoming more common. Your best benchmark is local data. Ask your Redfin agent for the average DOM for the neighborhood and price range you’re targeting.

Should I avoid houses with high DOM?

Not necessarily. A high DOM can signal negotiation opportunities on price, concessions, or closing timeline. Still, it’s important to understand why a home is sitting, especially in today’s generally slow and expensive market. Sometimes the problem is simply priced too high. In other cases, it may involve inspection issues, location disadvantages, or ownership issues that require further investigation.