Why Some Homes Stay on the Market for Months (and How to Spot Red Flags)

Understanding Days on Market (DOM): The Buyer’s Advantage

Days on Market measures the number of days between when a home is listed for sale and when it goes under contract. In Washington, DOM varies by location, price range, and time of year:

• In competitive Seattle neighborhoods, homes can go pending in under 10 days.
• In rural or luxury markets, 45–90 days is common.
• Seasonal trends matter, spring and early summer see faster sales, while winter often brings higher DOM.

A high DOM doesn’t automatically mean something is “wrong” with the property. It could simply mean fewer buyers are looking in that segment or it could mean there’s a serious obstacle preventing the sale.

1. Overpricing - The Most Common Deal-Killer

Overpricing is the number one reason homes sit unsold for months. Sellers often set their listing price based on emotional attachment, personal investment in renovations, or outdated market conditions rather than real-time comparable sales.

Washington Example:

In Tacoma, a 3-bedroom home was listed at $650,000 when comparable homes were selling for $580,000–$600,000. After sitting unsold for 92 days, the sellers dropped the price by $40,000 and it sold within a week.

Why It Hurts Sellers:

• Long DOM creates a perception that “something must be wrong” with the home.
• Buyers gain leverage for aggressive negotiation.

What Buyers Should Do:

• Always compare the asking price with recent sales in the same neighborhood using a CMA (Comparative Market Analysis).
• Ask your agent to track price reductions multiple cuts often mean motivated sellers.

🚩 Red Flag to Spot:

If the price is significantly above market value and the home’s been listed for 60+ days, you likely have room to negotiate, especially if working with a discount real estate brokerage Washington like Withjoy.AI that can also secure you a commission rebate.

2. Unusual or Inefficient Floor Plans

Layout is a major decision factor for buyers. Even if a home is priced well, poor flow or awkward room placement can make it harder to sell.

Examples of Layout Deal-Breakers:

• Kitchens far from dining areas
• Small, windowless bedrooms
• One-bathroom setups in 4+ bedroom homes
• Bedrooms on separate floors in family-focused markets

Washington Market Insight:

Many older Seattle and Tacoma homes have quirky layouts due to their historical construction or piecemeal renovations.

What Buyers Should Do:

• Walk through with a vision for renovations.
• Factor potential remodel costs into your offer rebates and closing credits can help cover these.

🚩 Red Flag to Spot:

If the layout doesn’t suit your lifestyle and the remodel cost is high, the long DOM may be justified. But if the changes are minor, you might score a deal while others overlook the property.

3. Homes Needing Significant Repairs (Fixer-Uppers)

Some properties remain unsold simply because they require too much work. While some buyers see a diamond in the rough, others see a money pit.

Typical Issues That Scare Off Buyers:

• Outdated plumbing or electrical systems
• Roofs near the end of their lifespan
• Kitchens or bathrooms needing full remodels

Washington Reality:

In hot markets like Bellevue, even fixer-uppers can sell quickly. But if one sits unsold for months, the repair costs may be substantial enough to deter even investors.

What Buyers Should Do:

• Get a detailed inspection before committing.
• Use repair estimates as leverage in negotiations.
• If you have renovation experience (or hire skilled contractors), long-DOM fixer-uppers can become profitable resale opportunities.

🚩 Red Flag to Spot:

Sellers unwilling to negotiate despite costly repairs in this case, a long DOM is likely to continue.

4. Poor Listing Presentation

A poorly marketed home will struggle to attract buyers, even if it’s in good condition.

Common Mistakes in Washington Listings:

• Low-quality, dark, or outdated listing photos
• Missing floor plans or virtual tours
• Overly personal staging (e.g., cluttered spaces, bold paint colors)
• Vague or incomplete descriptions

Why This Is a Buyer’s Advantage:

Bad listings mean fewer showings, fewer offers, and less competition.

What Buyers Should Do:

• Don’t dismiss a property just because of bad photos.
• Schedule a showing to see the home in person you may find hidden value.

🚩 Red Flag to Spot:

If a home’s online presentation is bad but the in-person experience is excellent, you may have an under-the-radar opportunity.

5. Personal Circumstances Delaying the Sale

Some homes linger on the market not because of property flaws but due to the seller’s personal situation.

Examples:

• Divorce
• Probate sales
• Disputes among co-owners

Impact on Buyers:

• Negotiations can take longer.
• Sellers may be more open to concessions to close the deal.

🚩 Red Flag to Spot:

Ask your agent if there are non-property-related delays. These situations can mean opportunity but patience is key.

6. Location-Specific Challenges in Washington

Even in a hot market, location matters. Homes near busy roads, lacking public transport access, or in less desirable school districts often take longer to sell.

Washington Example:
A home in Bellevue’s top school district might sell in under 10 days, while a similar home 20 minutes away in a lower-rated district could sit for 45+ days.

What Buyers Should Do:

• Weigh the trade-offs sometimes a longer commute or less walkability is worth the lower price.
• Use long DOM to negotiate extras like seller-paid closing costs.

When a Long DOM Is a Hidden Opportunity

While many buyers avoid long-DOM homes, these properties can be gold mines for those who do their homework:

• Sellers may accept lower offers.
• You can negotiate additional benefits like repair credits or cash rebates.
• Less competition means more time to decide without bidding wars.