Free Online Days on Market Calculator

Days on Market (DOM) is the number of days a property has been officially listed for sale on the Multiple Listing Service (MLS). The DOM calculation starts when the property is marked as 'active' and ends when a purchase contract is signed (status changes to 'pending' or 'under contract'). It's a key metric for understanding market conditions and pricing strategies.

To calculate DOM, subtract the listing date from the contract acceptance date: DOM = Sale Date - List Date. For example, if a home was listed on January 1 and accepted an offer on January 25, the DOM is 24 days. This calculator automates this process and provides market insights based on the DOM value.

DOM (Days on Market) resets each time a property is relisted, while CDOM (Cumulative Days on Market) tracks the total time across all listings. For example: if a property was listed for 30 days, delisted, then relisted for 20 days before selling, DOM would be 20 days but CDOM would be 50 days. CDOM provides a more complete picture of marketing time.

A 'good' DOM depends on your market, but general guidelines are: Under 30 days = hot market (high demand), 30-60 days = balanced market (normal conditions), 60-90 days = slow market (buyer's market), Over 90 days = cold market (may need price reduction). The national average DOM is typically 40-60 days, but this varies significantly by location and price range.

DOM resets when a property is relisted as a new listing. However, most MLSs have reset rules: if a property is off-market (cancelled or expired) for more than 45 consecutive days, both DOM and CDOM reset to 0. If relisted before 45 days, DOM resets but CDOM continues accumulating. This prevents artificial manipulation of DOM statistics.

DOM matters because it signals: 1) Market conditions (hot vs cold), 2) Pricing accuracy (overpriced properties sit longer), 3) Negotiating power (high DOM = more buyer leverage), 4) Property issues (very high DOM may indicate problems), 5) Urgency (low DOM creates buyer competition). Sellers want low DOM, buyers can use high DOM to negotiate better prices.

To calculate average DOM for multiple properties: Add up the DOM for all properties, then divide by the number of properties. Formula: Average DOM = (DOM₁ + DOM₂ + ... + DOMₙ) ÷ Number of Properties. For example: properties with 20, 30, and 40 days = (20+30+40)÷3 = 30 average DOM. Use median DOM to avoid outlier skewing.

Key factors affecting DOM include: 1) Pricing (overpriced homes sit longer), 2) Location (desirable areas sell faster), 3) Condition (well-maintained homes sell quicker), 4) Season (spring/summer typically faster), 5) Market conditions (inventory levels), 6) Marketing quality (photos, staging), 7) Price range (luxury homes typically longer DOM). Proper pricing is the most controllable factor.

There's a strong inverse relationship: higher DOM typically indicates overpricing. Properties priced 10% above market value can take 3x longer to sell. Every additional week on market often requires a 1-2% price reduction to generate interest. Properties priced correctly sell within 30-45 days. Use this calculator's Pricing Impact mode to assess if your pricing aligns with DOM expectations.

To reduce DOM: 1) Price competitively from day 1 (most important), 2) Stage and photograph professionally, 3) Make necessary repairs before listing, 4) Be flexible with showings, 5) Respond quickly to offers, 6) Market aggressively online, 7) Consider pre-inspection to reduce buyer concerns. Most importantly, if DOM exceeds 60 days, evaluate a price reduction rather than waiting.

Median DOM is the middle value when all DOMs are arranged in order. It's often more useful than average DOM because it's not affected by extreme outliers. For example: DOMs of 10, 20, 30, 40, 200 days have an average of 60 days but median of 30 days. Median better represents typical market performance when some properties are anomalies.

DOM varies by season: Spring (March-May): 35-45 days average (fastest), Summer (June-August): 40-50 days (strong), Fall (September-November): 50-65 days (slowing), Winter (December-February): 60-80+ days (slowest). Spring has lowest DOM due to optimal weather, motivated buyers, and school year timing. Adjust expectations based on listing season.

High DOM (over 90 days) typically signals: 1) Property is overpriced for the market, 2) Condition issues or needed repairs, 3) Poor location or undesirable features, 4) Ineffective marketing or photos, 5) Cold market conditions. For buyers, high DOM properties offer negotiating opportunities. For sellers, it's usually time for a price reduction or addressing underlying issues.

Low DOM (under 30 days) indicates: 1) Competitive pricing or underpricing, 2) High demand area/property type, 3) Excellent condition and presentation, 4) Hot market with low inventory, 5) Effective marketing strategy. Very low DOM (under 10 days) may suggest the property was underpriced. Low DOM creates urgency and often results in multiple offers and over-asking prices.

DOM significantly impacts final sale price: 0-30 days: Properties often sell at or above asking (avg 99-102% of list), 31-60 days: Properties sell near asking (avg 96-99%), 61-90 days: Properties sell below asking (avg 93-96%), 90+ days: Significant price reductions (avg 88-93%). Each additional month on market typically reduces final sale price by 1-3%. Quick sales preserve negotiating power.

For buyers, properties with 60-90+ DOM offer the best negotiating opportunities. Sellers become more motivated, inventory costs accumulate, and price reductions become likely. However, always investigate WHY the DOM is high - it could indicate serious property issues. DOM of 30-60 days represents balanced negotiation. Very low DOM (under 15 days) often means multiple offers and paying full or over asking price.

For sellers, DOM under 30 days is ideal, indicating strong pricing and marketing. DOM under 10 days often generates multiple offers and bidding wars. However, extremely fast sales (under 5 days) might mean you left money on the table by underpricing. Target: list and sell within 30-45 days at or near asking price. If DOM exceeds 60 days without offers, reassess pricing strategy immediately.

Most MLSs calculate DOM automatically from listing status changes: DOM starts when status = 'Active', pauses when status = 'Pending' or 'Under Contract', resets when relisted after cancellation/expiration. CDOM accumulates across all listing periods unless off-market for 45+ days (varies by MLS). Some MLSs distinguish between DOM-M (MLS-specific) and DOM-P (property total across all MLSs).

As of 2025, the national average DOM is approximately 40-60 days, though this varies significantly by region. Hot markets (major tech hubs) average 25-35 days. Moderate markets average 45-60 days. Slow markets average 70-90+ days. The national median DOM is currently around 43-51 days according to Realtor.com and Redfin. Use this calculator's Average DOM mode to compare your local market.