DOM Signals: When 45+ Days Creates Real (Not Imagined) Bargaining Power
If a listing crosses the 6-week mark, the market is voting. In Denver right now, the average home sells ~2% under list and takes ~43 days to go pending—so once you see 45+ DOM, you’re negotiating from a stronger baseline. Translation: time on market is a price lever, not a curiosity.
Who actually trades below ask after six weeks?
Condos & lofts (esp. central/downtown): Longer marketing times mean more under-ask outcomes (think 3–5% below plus credits) as sellers battle HOA fee optics and buyer choice. Downtown Denver homes are averaging ~88 DOM—classic “stale” signal.
Any property sitting 45–90 days, regardless of type: Citywide sale-to-list sits around 97.7%; stale listings routinely clear a few points lower once credits are layered in. Recent Denver closes show 4–5% under list after long DOM—then buyers stacked credits on top.
How I work it:
Start with credits (closing costs, 2-1 buydown) before price.
Aim your ask at the seller’s pain point (vacancy/HOA/condition).
Target 30–70 DOM: that’s where leverage flips from imagined to real.
Market pulse (Denver, today): 30-yr fixed ~6.22% per Freddie Mac’s latest PMMS (week of Dec 11). Median sale price ~$573K with ~43 DOM in November. Translation: expect 2–3% under ask as a starting position—and more room once a listing crosses 45+ days.
Actionable tip: On any 45+ DOM listing, request the last two weekends’ showings + offer history and whether the seller will fund a 2-1 buydown—then write your credits to solve those problems.
— Andy
Vail Peak Realty | Park Hill resident & neighborhood guide
#DenverRealEstate #MarketPulse #BuyerTips #Negotiation #VailPeakRealty #CreditsNotCuts
