Wondering why one Edmonds home flies off the market while another lingers? You are not alone. Days on Market, or DOM, is one of the clearest signals of buyer demand, pricing, and how a listing is performing. When you understand DOM in the Edmonds context, you can price smarter, negotiate better, and time your next move with confidence. Let’s dive in.
What Days on Market means
Days on Market (DOM) counts how long a property is actively for sale until it goes under contract or is removed. It is a quick way to gauge demand and listing performance. Short DOM often signals strong interest. Longer DOM can point to pricing, condition, or marketing issues that need a closer look.
Some MLS systems also track Cumulative Days on Market (CDOM). CDOM totals the time on market across multiple listing periods for the same property. That helps prevent a simple relist from looking brand new.
How DOM is actually counted
- MLS DOM usually starts when a listing is entered and stops when it goes pending or closes. The Northwest Multiple Listing Service is the authoritative source for our area, including Edmonds and Snohomish County. You can review MLS guidance and definitions on the Northwest Multiple Listing Service site.
- CDOM may continue counting through relists, depending on MLS rules. Withdrawing and relisting does not always reset the clock.
- Consumer portals often display their own “days on site.” These can differ from MLS DOM due to different start-stop rules and data feeds.
The takeaway: DOM can look different depending on where you view it. Your agent’s MLS view is typically the most accurate for Edmonds.
Edmonds market context that shapes DOM
Edmonds is a desirable waterfront and suburban city just north of Seattle. Demand trends here often mirror the broader Puget Sound region but with local twists.
- Neighborhoods near the walkable downtown and ferry usually attract faster interest than outlying pockets.
- Price points matter. Entry and mid-range homes can move quickly when demand is strong, while luxury and highly unique properties often take longer.
- Seasonality plays a role. Spring and early summer typically see shorter DOM than late fall and winter.
- Property type differences show up. Updated single-family homes and well-located condos often see quicker activity than older homes that need extensive work.
Regional conditions, including mortgage rates and economic confidence, also influence DOM. For policy and housing context affecting demand across Washington, check the Washington State Department of Commerce.
Why DOM matters for you
DOM is a signal, not proof. It hints at how the market is reacting, but it does not tell the whole story. A long DOM could reflect a high list price, limited showings, condition concerns, HOA or title questions, or simply a smaller buyer pool for a unique home. Always investigate.
For sellers, DOM guides pricing, staging, and marketing decisions. For buyers, DOM helps shape negotiation strategy and timelines.
What DOM means for Edmonds sellers
- Pricing signal. If your DOM is higher than similar homes nearby, the market may be pushing back on price or presentation.
- First 1 to 3 weeks matter most. This is when you get the most showings and feedback. Use that feedback to adjust early, if needed.
- Marketing quality counts. Staging, clear descriptions, and strong photos can compress DOM by highlighting your home’s strengths.
If your listing is not getting traction, ask your agent to compare your DOM to similar properties in your micro-neighborhood. MLS-level insights from the Northwest Multiple Listing Service can help you recalibrate.
What DOM means for Edmonds buyers
- Long DOM can signal opportunity. There may be room to negotiate, but confirm why it has been on the market. Ask about price history, inspection findings, HOA factors, and any title items.
- Quick DOM often means competition. Be ready with pre-approval and a clean offer strategy if you want to compete.
- Use DOM as one input. Combine it with disclosures, inspection results, and comparable sales, not as a standalone decision-maker.
Example: 10 days vs. 60-plus days
Imagine a well-presented, mid-price single-family home in a walkable Edmonds location.
- Around 10 days on market often suggests strong interest, strong pricing, or both. You may face multiple offers.
- At 60-plus days, buyers will ask why. The cause could be price, condition, unique layout, showings limits, or simply a narrower buyer pool. Sellers should reassess pricing, presentation, and marketing exposure.
Exact DOM norms change with the market. Your agent can pull current figures for your neighborhood and property type from the MLS.
How to check DOM for an Edmonds listing
- Ask for both DOM and CDOM. Your agent can pull both from the MLS so you see the full picture.
- Compare what portals show. Expect differences because consumer sites use different counting rules.
- Confirm listing history. If DOM looks higher than expected, your agent can review prior status changes and listing notes in the MLS.
- Cross-verify with public records. For closed sales, recorded dates are available through Snohomish County. This is helpful when you want to confirm timing.
Seller checklist: week 1, week 3, week 6
Use this simple timeline to stay proactive.
Week 1: Launch strong
- Price in line with recent, nearby comps.
- Stage and declutter. Use professional photos and, if appropriate, a virtual tour.
- Maximize showings with flexible access.
- Gather early feedback from agents and buyers.
Week 3: Review traction
- Compare your DOM to similar active and pending listings.
- If showings are slow or feedback points to price, consider a price adjustment.
- Refresh photos and listing copy if key features are being missed.
Week 6: Reposition if needed
- Reassess pricing based on new pendings and recent sales.
- Address recurring condition concerns with targeted repairs or credits.
- Ensure broad online exposure through MLS syndication and re-energize marketing.
When to adjust price using DOM
Many agents suggest a price review after 10 to 21 days of market exposure, depending on activity and neighborhood norms. In Edmonds, the right timing depends on your property type, price band, and competition.
Consider a price adjustment when you see one or more of these:
- Your DOM significantly exceeds similar nearby listings.
- Showing volume is low relative to area norms.
- Feedback consistently points to value or condition concerns.
Your agent can benchmark your DOM against recent comps pulled from the Northwest Multiple Listing Service.
Relisting, CDOM, and MLS rules
Withdrawing and relisting to “reset” DOM may not work the way you expect. MLS rules can restrict resets or track CDOM across listing periods. Even when allowed, frequent relists can reduce buyer trust. Before changing status, review current rules with a broker and make sure your strategy aligns with NWMLS compliance and best practices.
Appraisers, lenders, and DOM
Appraisers focus on recent comparable sales. DOM can provide context, but sale prices and market conditions carry more weight. Lenders review the appraisal and may look closely at atypical cases, such as very fast sales far above list price. Consider DOM one signal among many, not the deciding factor.
Neighborhood notes: Edmonds specifics
- Downtown and the walkable core often see faster activity.
- Waterfront properties can follow their own timelines due to higher prices and a specialized buyer pool.
- Condos and townhomes may show DOM different from single-family homes based on HOA dynamics and buyer preferences.
For city updates that can influence demand and neighborhood feel, explore the City of Edmonds website. For broader regional trends and reporting, the real estate coverage from The Seattle Times offers useful context.
Where to find live data
- MLS definitions and the most accurate local listing timelines: Northwest Multiple Listing Service
- Recorded sale dates and public records: Snohomish County
- City planning and community updates: City of Edmonds
- State-level housing policy context: Washington State Department of Commerce
If you want current median DOM for a specific Edmonds neighborhood or property type, ask your agent to pull a fresh MLS snapshot before you make a pricing or offer decision.
Bottom line for Edmonds buyers and sellers
DOM helps you read the market. In Edmonds, pay attention to micro-neighborhood norms, seasonality, and price tiers. Sellers should launch with strong pricing, staging, and flexible showings, then monitor DOM and feedback in the first 1 to 3 weeks. Buyers should use DOM to frame questions and negotiation strategy, but confirm the story with disclosures, inspection, title, and comps.
Ready to apply this to your situation in Edmonds or nearby Snohomish County communities? Reach out to Pilchard Properties for a local strategy and a clear plan.
FAQs
What does Days on Market count on a listing?
- DOM counts how long a property is actively listed for sale until it goes under contract or is removed, based on MLS rules for start and stop dates.
Why does DOM differ between portals and the MLS?
- Consumer sites use their own timing rules and data feeds, so their counters can differ from the MLS value your agent sees.
What is the difference between DOM and CDOM?
- DOM tracks a single listing period, while CDOM adds up time across multiple listing periods for the same property, depending on local MLS rules.
Is a low DOM a sign the home sold over list price?
- Not necessarily. Low DOM signals strong interest, but final price depends on offers and terms; some fast sales still close at or below list.
Is a high DOM a red flag for buyers?
- It can be an opportunity or a caution. Ask why the DOM is high, review disclosures, and verify condition, HOA, and title before using DOM to negotiate.
Can a seller reset DOM by relisting in Edmonds?
- Not always. MLS rules may limit resets or track CDOM across relists; review current NWMLS guidance with your agent before changing status.
How long is normal DOM for Edmonds right now?
- It changes with seasonality, price tier, and property type. Ask your agent for a fresh MLS snapshot for your specific neighborhood and home style.
When should a seller lower the price based on DOM?
- Many agents reassess after 10 to 21 days without strong activity, but the right timing depends on comps, feedback, and competition in your micro-area.
How does DOM affect appraisal and financing?
- Appraisers rely on comparable sales; DOM provides context but is secondary to sale prices and market conditions. Lenders evaluate the appraisal and overall risk.
