Is a home that has been on the market for 47 days a red flag or an opportunity? If you are buying or selling in Greene County, that simple question can feel confusing. You want to read the market correctly, time your decisions, and negotiate with confidence. In this guide, you will learn what Days on Market actually means, how it behaves in our local micro-markets, and how to use it to your advantage whether you are making an offer or setting a list price. Let’s dive in.
DOM vs. CDOM explained
Days on Market (DOM) is the number of days a property has been actively listed in the MLS under the current listing. The clock often stops when the home goes under contract or is taken off the market.
Cumulative Days on Market (CDOM) adds up the time across multiple listing periods for the same property. CDOM exists to show the property’s true exposure to the market.
Why this matters to you: DOM can reset if a listing is withdrawn and later relisted, depending on local MLS rules. CDOM, when tracked, shows the full picture and helps you avoid misreading a home as “new” when it has actually been available for much longer. In Greene County, always confirm with your agent how our regional MLS counts relists and whether CDOM is maintained. That detail can change your pricing or offer strategy.
What shapes DOM in Greene County
Price bands and property types
DOM is not one-size-fits-all. Lower price, move-in-ready homes tend to sell faster because more buyers can qualify. Higher price or specialty properties, such as custom homes, large acreage, or historic residences, often take longer because the buyer pool is smaller and more specific.
Presentation and pricing drive results. Staging, strong photography, and an accurate list price usually lower DOM, while mispricing or poor presentation can extend it.
Local micro-markets that matter
- Ruckersville and Stanardsville, especially near town centers, often see shorter DOM than very rural areas because access to everyday amenities and commute routes expands the buyer pool.
- The Route 29 corridor and homes with easier access to Charlottesville and Albemarle County can move faster due to commuter appeal.
- New construction follows different dynamics. Builder pricing and incentives can affect DOM compared to a traditional resale.
- Lot size narrows demand. Small-lot homes draw a broader audience, while multi-acre homes and hobby farms appeal to more specialized buyers and can take longer.
- Character and historic homes attract enthusiasts, but the timeline can stretch if updates are needed or pricing and buyer expectations are not aligned.
Seasonality and timing
Activity typically rises in spring and eases in late fall and winter. A well-priced home in January may still show a longer DOM than a similar one listed in April. Always compare to recent seasonal medians, not a single number in isolation.
Fresh vs. stale listings
These are typical industry benchmarks, not hard rules. Compare to local medians for your price range.
- Fresh listing, 0 to 7 days. Expect strong showings if pricing and presentation are on point. Sellers often have more leverage. Buyers may need to act quickly.
- Early listing, 8 to 30 days. Still within a normal marketing window. If showings or feedback are slow, it may signal a pricing or presentation gap.
- Stale listing, 31 to 90 days. Possible signs include overpricing, condition issues, or a small buyer pool. Buyers can expect more negotiation room, especially if there have been price reductions.
- Very stale, 90 plus days or high CDOM. Look deeper. This may reflect repeated overpricing, deferred maintenance, or restrictive terms. It can also be a niche property waiting for the right buyer. Due diligence matters.
When you see longer DOM, check the listing history, price reduction timeline, and any notes on terms or concessions. A pattern of reductions without a contract may signal that price is the root issue.
Buyer strategy by DOM
Example A: fresh in Ruckersville
A competitively priced single-family home listed three days ago near Ruckersville might draw weekend traffic and early interest. If you love it, have your pre-approval ready and consider a clean offer near list price. You can also discuss an escalation clause if multiple offers appear likely.
Example B: stale rural acreage
A rural parcel at 120 cumulative days on market with two price reductions can be a genuine opportunity. Ask targeted questions. Why have reductions occurred, are there survey, soil, well, or access considerations, and what financing options fit this type of land? Consider an offer below list, backed by comps and land due diligence, and be prepared to negotiate terms and contingencies.
Example C: mid-price at 45 days
A home that has crossed the 30-day mark and had a price reduction a couple of weeks ago may be primed for negotiation. Write an offer grounded in recent comparable sales, note reasonable contingencies, and expect a counter. The seller may not accept a steep discount, but a fair, well-supported offer can often reach agreement.
Negotiation signals to watch
- Fresh listings often give sellers more leverage. Buyers may need stronger price, earnest money, or flexible terms.
- Listings with reductions signal willingness to negotiate. Align your offer with recent comps and the timing of reductions.
- High CDOM with no reductions can mean a seller is holding firm. Bring data to justify your offer and be ready for back and forth.
- Price band matters. Aggressive discounts that are unusual in entry-level segments may be normal in upper-market negotiations.
Seller strategy using DOM
Price to the market, not above it
DOM rises quickly when the list price outpaces comparable sales and buyer expectations. Anchor your price to objective comps and recent absorption. If showings are light in the first two weeks, meet the market early rather than chasing it later.
Lead with presentation
Staging, professional photos, and thoughtful listing copy create urgency in the first seven days. A strong debut often means shorter DOM and better terms. Small improvements and refreshed styling can change how buyers perceive value.
Use a purposeful adjustment timeline
- Monitor activity and feedback closely during the first 8 to 14 days.
- If traffic is below expectations, plan a targeted price adjustment around the 2 to 4 week mark, grounded in new feedback and comp activity.
- Refresh marketing at the same time. Update photos after seasonal changes, add twilight or detail shots, and adjust the headline and remarks to highlight overlooked features.
Consider relisting rules carefully
Before you withdraw and relist, confirm how the MLS handles DOM and CDOM. A cosmetic reset can backfire if CDOM reveals the full market exposure. It is better to address price, presentation, and access than to rely on a new MLS number.
How to get Greene County DOM data
Ask your agent to pull MLS snapshots for the last 6 to 12 months. The goal is a side by side view by price band and micro-market. Helpful fields include:
- Active, pending, and sold counts
- Median DOM and CDOM
- Percent of listings with at least one price reduction
- Average number of reductions and days to first reduction
- Median sale to list price ratio
- Months of inventory
Segment by Ruckersville, Stanardsville, the Route 29 corridor, and South or West Greene’s rural areas. Also look at single family, townhouse, acreage or farm, and new construction separately. Confirm with your agent how the MLS tracks CDOM across relists so you interpret the data correctly.
Common misconceptions
- High DOM always means a problem. Not always. It could be a high price, a niche property, off season timing, or condition. Use comps, history, and inspections to find the truth.
- Price reductions reset DOM. Typically they do not. They remain in the listing history and provide context about seller flexibility.
- Every relist is a fresh start. Not necessarily. Some MLS systems maintain CDOM across relists. Confirm rules locally before you rely on a reset.
- DOM alone predicts your outcome. DOM is one input. Price, presentation, access, and terms together drive results.
Quick checklists
Buyer checklist for high CDOM listings
- Review full listing and price history, including reductions and timing.
- Compare to recent closed comps within your micro-market and price band.
- Ask about condition, recent inspections, and any repair estimates if available.
- Confirm land details for acreage, such as soil, well, septic, access, and zoning.
- Align your offer with comps, and include a clear rationale for price and terms.
Seller checklist to keep DOM low
- Set price using recent comps, current absorption, and seasonality.
- Stage key rooms, declutter, and complete simple repairs before photos.
- Use professional photography and strong listing remarks at launch.
- Track showings and feedback during days 1 to 14, then adjust quickly if needed.
- Refresh photos and remarks after any price change or seasonal shift.
Final thoughts
DOM is not a verdict, it is a story about attention, pricing, and timing. In Greene County, micro-market context matters. A home near Route 29 with move in ready presentation will behave differently than a 10 acre property deep in the foothills. When you read DOM alongside pricing, property type, and seasonality, you make smarter decisions and negotiate from a position of clarity. If you want a data informed plan tailored to your neighborhood and price band, you do not have to figure it out alone.
Ready to make DOM work for you in Greene County? Reach out to Katelyn Mancini for a personalized DOM analysis, staging forward marketing, or buyer strategy tuned to your goals.
FAQs
What does Days on Market mean in Greene County?
- DOM is the count of days a home is actively listed in the MLS during the current listing period, stopping when it goes under contract or is removed.
How is CDOM different and why does it matter?
- CDOM totals time across multiple listing periods and reveals true market exposure, which helps you judge pricing, flexibility, and negotiating leverage.
What is a good DOM number for my price range?
- It depends on your price band, property type, and season. Ask your agent for recent medians by segment to set realistic expectations and timing.
Do price reductions reset DOM on the MLS?
- Typically no. Reductions stay in the listing history. Relisting rules vary by MLS, so confirm locally whether CDOM continues across relists.
How should I evaluate a 90 plus day listing in rural Greene County?
- Treat it as a prompt for deeper due diligence. Review pricing versus comps, land and utility details, condition, and the seller’s reduction history before writing.
When is the best season to list to keep DOM low?
- Activity usually peaks in spring and softens in late fall and winter. Focus on presentation and pricing, then compare performance to seasonal medians in your segment.
