Wondering why some Montgomery County homes sell in a weekend while others sit for weeks? You are not alone. If you are getting ready to list, understanding Days on Market can help you set the right price, plan your timeline, and avoid the “stale listing” trap. In this guide, you will learn what DOM is, how it is measured, what it signals in our local market, and how to use it to sell faster and for more. Let’s dive in.
What Days on Market means
Days on Market, or DOM, is the number of days from when a home is first publicly listed to when it goes under contract or is removed from the market. Local MLS systems track this number for accuracy and consistency.
You may also see Cumulative Days on Market (CDOM). This counts the total time a property has been marketed across one or more listing events, depending on how the MLS handles relisting and off-market periods. It helps prevent simple relists from “resetting the clock.”
Consumer websites often display DOM, but their data can lag. What you see online may not reflect a recent price change, a withdrawn listing, or an accepted offer. For authoritative figures in Montgomery County, your best bet is the local MLS used here, Bright MLS.
Why DOM matters locally
DOM is a quick read on market speed. Shorter DOM usually signals strong buyer demand and price acceptance. Longer DOM can indicate excess supply, overpricing, or property-specific issues like condition or timing.
Buyer perception also shifts with time. If a listing has been active for a while, some buyers may assume it is overpriced or problematic, which can reduce showings and offers. Visible price reductions paired with extended DOM can shape expectations about seller flexibility.
In Montgomery County, DOM varies across submarkets. Proximity to commuter rail and major routes, neighborhood factors, and property type all influence demand. Seasonality plays a role too. Spring and early summer often bring faster activity than fall and winter.
Read DOM correctly
To use DOM well, compare apples to apples. County averages are helpful, but neighborhood and property-type trends are more useful when you are setting a list price.
- Benchmark against similar homes in the same area, price band, and property type over the last 30 to 90 days.
- Pair DOM with other indicators, such as active inventory, months of supply, and percent of list price received.
- Compare season-to-season or year-over-year rather than only month-to-month.
- Confirm status and CDOM in the MLS. Public sites can lag or miss relisting details.
Seller strategies to cut DOM
You control many factors that shape DOM. Focus on price, presentation, and buyer access, especially in the first two weeks.
Price for market velocity
Set your price based on recent comparable sales, current competition, and the speed of nearby pendings. A price that is competitive out of the gate can attract more showings and stronger offers in a shorter window. Being realistic early often nets a better outcome than chasing the market later.
Nail the first 14 days
The early window is critical. Track showings, feedback, and online activity closely. If you are not seeing steady showings or quality interest in the first 1 to 2 weeks, consider a calibrated price adjustment or a targeted marketing refresh.
Make your home easy to see
Buyer access affects DOM. Offer flexible showing times, keep the home show-ready, and respond quickly to inquiries. Simple steps like clear disclosures and prompt answers reduce friction and build buyer confidence.
Upgrade your marketing
High-quality photos, a clean and decluttered presentation, and attention-grabbing copy create momentum. If activity slows, refresh your media, add a virtual tour, and re-promote through the right channels. A thoughtful re-launch strategy is better than a simple relist.
Plan smart price changes
Avoid reactive reductions. Set thresholds in advance, such as after a set number of days or showings. Use measured adjustments that realign with the market rather than deep cuts that signal desperation.
Track the right signals
Monitor your performance weekly:
- Number of showings and inquiries
- Showings-to-offers ratio
- DOM compared with similar active and recently sold listings
- Price change history and response from buyers
Local DOM drivers to watch
Montgomery County has diverse submarkets, from transit-accessible boroughs to quieter exurban townships. Here are common local drivers that influence DOM:
- Commute convenience and access to SEPTA or major highways can boost demand and shorten DOM.
- Neighborhood factors, including nearby amenities and local district boundaries, can shape buyer interest.
- Property type matters. Single-family, townhome, and condo markets often move at different speeds.
- Seasonality influences timing. Spring and early summer typically see faster absorption than late fall and winter.
Use these factors as context when you compare your home’s DOM to nearby listings.
Use DOM with other metrics
DOM is powerful, but it is only one piece of the puzzle. Pair it with inventory trends, list-to-sale price ratios, and price-per-square-foot patterns to get a fuller picture of your leverage. Ask your agent to pull a neighborhood snapshot from Bright MLS and local Realtor reports for the latest data and trend direction.
Work with a listing partner
A strong listing plan turns DOM into an advantage. You want expert pricing, standout marketing, and fast execution. As a boutique, family-led team with more than $100M in closed sales, we combine local expertise, Bright MLS exposure, and modern digital marketing to help you sell quickly and confidently. We handle staging guidance, pricing strategy, negotiations, and end-to-end transaction management so you can focus on your next move.
Ready to see how your home stacks up right now? Get a custom plan and a data-backed price strategy from The Coonahan Team. Get your free home valuation.
FAQs
What is Days on Market in real estate?
- DOM is the number of days from when a home is first listed publicly to when it goes under contract or is removed from the market.
What is the difference between DOM and CDOM?
- DOM tracks the current listing only, while CDOM counts total marketing time across relists based on MLS rules for off-market periods and new IDs.
Does DOM count until closing?
- No. DOM stops when a seller accepts an offer and the property goes under contract, not at the closing date.
If I relist my home, will DOM reset?
- It depends on MLS policy. Some systems track cumulative days even after a relist, so confirm how Bright MLS handles CDOM for your situation.
Is a high DOM always a problem?
- Not always. It can reflect pricing, condition, timing, or seller preferences, but prolonged DOM often reduces buyer interest and leverage.
When should I consider a price reduction?
- If the first 2 to 4 weeks show low activity or no offers, many sellers make a calibrated adjustment supported by recent comps and feedback.
