How many days on market is “too long”?
Is 60 Days on Market a Disaster? Here’s the Real Cutoff
Why this matters right now
If your house sits and nothing happens, it costs you money, leverage, and buyers’ trust. Timing and market strategy determine price, demand, and final dollars in your pocket. I’ll explain the thresholds that matter, what to do when a listing lingers, and how to fix it fast.
Why timing matters in real estate
Buyer attention is fleeting. Most buyer traffic and offers happen in the first 7–21 days after a listing goes live. Online exposure, agent showings, and the algorithmic boost from fresh listings create a short window where demand is highest. Miss that window and the listing moves from “must-see” to “stale.”
What counts as “too long” on market?
- Safe window: 0–21 days — This is the peak activity period. Proper pricing and marketing should produce showings and offers here.
- Warning zone: 22–45 days — Interest drops. If you haven’t had meaningful offers, you need a plan change now.
- Too long: 46–90+ days — By this point buyers assume there’s a problem. Price skepticism grows and final sale price can slip.
In short: if a home hasn’t generated strong activity in the first 21–30 days, assume it’s too long unless the property is priced intentionally for a long market strategy. For most sellers, 45–60 days without an offer is a clear signal to pivot.
Actionable market strategy when days on market climb
- Reassess price quickly — Price drives attention. Conduct a market comp check and position to win the 0–21 day window. Small reductions early beat big cuts later.
- Upgrade visuals and marketing — Pro photos, floor plans, virtual tours, and targeted social ads. Fresh assets can reset interest.
- Improve curb and stage — 70% of buyers judge in minutes. Simple staging and curb upgrades deliver outsized returns.
- Shift your agent strategy — Ask your agent for a traffic report. How many showings? What feedback? If answers are vague, change tactics or agent.
- Time a relaunch — After changes, relist or refresh the listing with new photos and copy to regain algorithmic visibility.
Market timing checklist (one-page)
- First 7 days: Track showings & online clicks daily.
- Day 14: Review offers or clear feedback; adjust price if needed.
- Day 30: Implement staging/marketing overhaul if no offers.
- Day 45: Consider stronger price correction or strategic relist.
Final takeaway
Timing is strategy. Don’t hope market forces fix a stale listing. For most properties, 45–60 days without an offer is already too long. Move fast: price, present, and promote. That’s how sellers win.
If you want a data-driven plan tailored to your neighborhood, reach out. I build timing and market strategies that shorten days on market and increase final sale price.
Tony Sousa — Local Realtor
Email: tony@sousasells.ca | Phone: 416-477-2620
Website: https://www.sousasells.ca
