Real Estate Market Insights: What Days on the Market Tell Us About Property Demand

Understanding the dynamics of the real estate market is crucial for both buyers and sellers. One of the most telling metrics in evaluating market conditions is the number of days a property remains on the market, known as "Days on the Market" (DOM). This metric not only reflects the demand for properties in a given area but also provides insights into the health and trends of the market.

In the latest data from the Multiple Listing Service (MLS), there are 15,065 active residential listings with a median DOM of 69 days. This means that, on average, properties are taking just over two months to sell. However, this figure alone doesn't tell the full story. When we break down the data further, we see that 37.9% of these listings have been on the market for 50 days or fewer. This indicates a segment of the market where properties are selling relatively quickly, reflecting a healthy demand. On the other hand, 27.6% of listings have a DOM between 50 and 100 days, and 34.4% of listings have been on the market for over 100 days. The higher percentage of properties lingering on the market for more than 100 days suggests that there may be some challenges in certain segments of the market, possibly due to pricing, location, or other factors.

It's important to understand that DOM refers specifically to the "active days on the market." This means that the clock stops when a property goes under contract. For example, if a property is listed and goes under contract after 10 days but the deal falls through after 30 days, when the property comes back on the market, the DOM will pick up at 11 days, not 41. This ensures that the DOM reflects only the time the property is actively available for purchase.

Looking closer at individual cities within the MLS, we can observe interesting patterns. In Austin, for instance, there are 4,479 active listings with a median DOM of 69 days, mirroring the overall MLS median. In Austin, 36.9% of properties have been on the market for 50 days or fewer, while 30.1% are in the 50 to 100 days range, and 33.0% have been on the market for more than 100 days. This distribution suggests that while a significant portion of the market is moving briskly, there is also a considerable number of properties that may require price adjustments or additional marketing efforts to attract buyers.

Comparing Austin with neighboring cities reveals some notable contrasts. For example, Cedar Park, a city with 243 active listings, has a lower median DOM of 57 days. Here, nearly 45% of the listings have a DOM of 50 days or fewer, indicating a more robust market compared to Austin. Conversely, in Burnet, with only 110 active listings, the median DOM is much higher at 113 days, and a staggering 57.3% of listings have been on the market for over 100 days. This data highlights the variability in market conditions even within the same region, underscoring the importance of local market knowledge for both buyers and sellers.

In cities like Hutto and Pflugerville, the market is particularly active, with over 50% of listings having a DOM of 50 days or fewer. Hutto, with 226 active listings, has a median DOM of just 49 days, one of the lowest in the region. Pflugerville, with 399 listings, also sees a rapid turnover, with a median DOM of 49 days. These areas may be experiencing higher demand, possibly due to their proximity to major employment centers and their relatively affordable housing options.

On the other end of the spectrum, cities like Spicewood and Wimberley have higher median DOMs of 108 and 95 days, respectively. In Spicewood, 53.4% of listings have been on the market for over 100 days, while in Wimberley, this figure is 49.1%. These statistics suggest that in certain areas, properties are taking longer to sell, which could be due to factors such as pricing, property type, or the overall appeal of the location.

In summary, the DOM data provides valuable insights into the real estate market across the MLS area. It highlights areas with high demand and quick turnover, as well as regions where properties are slower to sell. For real estate professionals, understanding these trends is essential for advising clients on pricing strategies and marketing efforts. For buyers, this data can help identify markets where they might have more negotiating power, or where they need to act quickly to secure a property.​