58 Days on Market: How to Price and Negotiate Now
58 Days on Market: How to Price and Negotiate Now
Active listings topped 1.1 million in July—up 24.8% year over year—while the typical home spent 58 days on market. Inventory has risen for 21 straight months, with the South and West cooling faster than the Northeast and Midwest. Here’s how buyers and sellers can adjust pricing, negotiations, and timelines to today’s shifting conditions.
Inventory Is Back
Realtor.com’s July 2025 trends point to a decisive turn: buyers now face the broadest selection since the pandemic era as active listings pushed above 1.1 million, a 24.8% annual increase. Time on market lengthened to 58 days, which signals less urgency and more room for deliberation. For the first time in several seasons, shoppers can compare multiple properties side by side rather than rushing into an offer on the only acceptable option. Sellers, meanwhile, are rediscovering the importance of presentation, pricing discipline, and timely responses as the pool of competing listings expands around them.
Regional Divergence
The national numbers mask a clear regional split. The South and West are cooling more quickly, with faster inventory growth and longer marketing times, while the Northeast and Midwest remain comparatively tighter. This means a universal playbook will underperform. In Phoenix or Austin, a buyer may encounter frequent price cuts and more negotiable sellers, while in Boston or Minneapolis, limited local supply can still spark competitive moments for well-prepared listings. Understanding which side of that divide your metro sits on will shape everything from your first offer to your final walk-through.
Buyer Leverage Returns
For buyers, the practical implication of more supply is leverage. Homes taking longer to sell creates opportunities to revisit terms that were often waived in the frenzy of 2021–2022. Inspection and financing contingencies are reappearing, and the conversation has shifted from “How much over list?” to “What is the right mix of price and protections?” This is not a mandate to over-negotiate. It is an invitation to construct offers that protect your investment, keep timelines predictable, and acknowledge the seller’s goals. Well-documented requests and clear communication tend to go further than sweeping demands.
Reading Days on Market
The 58-day median is a compass rather than a rulebook. If a home sits near or beyond the median for your area, it may be receptive to price discussions or credits. Ask your agent to track the arc of each listing you like: the day count, the pattern of showings, the feedback from other buyers, and the timing of any price changes. When a property crosses a local threshold—say, drifting beyond the typical three-week decision window—an offer with modest concessions and clean documentation can land real savings without sacrificing due diligence.
Price Versus Rate
In a cooler market, it is common to weigh a lower price against a seller credit for rate buydowns or closing costs. One path reduces your long-term basis; the other lowers your monthly cash outlay, especially if you intend to refinance when rates fall. The right answer depends on your time horizon, income stability, and tolerance for variability in future financing conditions. A careful side-by-side analysis of total cash to close and projected monthly payments clarifies which lever creates more value for your budget.
New Construction And Resale Comparisons
Where inventory has grown most noticeably, new-home builders often sweeten the deal with incentives such as closing credits, upgrades, or temporary rate buydowns. Buyers should compare the full, net cost of ownership between a spec home and a nearby resale, including HOA fees, maintenance expectations, and potential energy-efficiency savings. Resale sellers in those same metros can take a cue from the builders’ playbook by offering targeted concessions that deliver certainty to buyers without conceding large chunks of price.
Pricing To The Present
For sellers, success starts with pricing to this market, not last spring’s. The combination of higher active inventory and longer marketing times punishes overreach. Study the most recent comparable sales but give equal weight to competing actives and pending listings, which illuminate where buyers are actually transacting this month. A list price that aligns with today’s value range, paired with crisp photos, modern staging, and a compelling property description, draws early traffic and improves the odds of receiving a strong first offer.
Managing A Longer Runway
Plan for a longer runway. With the median time on market at 58 days, two months of carrying costs is a sensible baseline, and the marketing plan should match that horizon. A pre-listing inspection can uncover issues before they derail negotiations. A prepared menu of repair receipts or credit options keeps momentum if an inspection reveals surprises. If you reach a mid-campaign milestone without sufficient activity, consider a refresh: swap the lead image, adjust the headline, and update the description to emphasize value and lifestyle. These small recalibrations help maintain visibility without signaling distress.
Acting Faster Than The Market
Even in cooler conditions, motivated buyers still move quickly when they perceive value. Sellers who match that pace gain an edge. Set internal response standards for showings and feedback. Turn around counteroffers within a day when possible. Clarify your stance on common concessions in advance so your agent can negotiate decisively. In tighter Northeastern and Midwestern metros, where scarcity remains a factor, this responsiveness can be the differentiator that keeps a qualified buyer engaged and under contract.
Outlook And Conclusion
The July data describes a market that is cooling and fragmenting rather than collapsing. Buyers benefit from wider choice, better information on fair value, and the return of protective contingencies. Sellers can still achieve excellent outcomes by pricing to the moment, planning for a longer marketing window, and communicating quickly and clearly. The key is alignment with local conditions. Track inventory flows and days on market in your specific ZIP code, tailor your negotiation strategy to the tempo of your region, and stay flexible as mortgage rates and buyer psychology evolve. Do that, and you will turn today’s shifting market dynamics into a measured advantage.
Jack C Bharat
Minority-Owned Business Enterprise (MBE) Certified with NYC
122-15 111th Avenue, S Ozone Park, NY 11420
Email: jackcbharat@gmail.com
Phone: (718) 805-6982
Jack C Bharat has been in the Real Estate Business since 2003. As a Realtor & Developer, his experience in buying dated, distress or fixer upper and renovated them back for resale can help both buyers and sellers in their transactions. Graduated in 1999 from Queens College (CUNY) Flushing, with a Bachelors of Arts Degree and in 2012 from LaGuardia College with Goldman Sachs 10K Small Business Certificate Of Entrepreneurship, Mr Bharat is always educating himself to stay current and sometimes ahead of Real Estate Market Trends. He is currently a Notary Public in the State of NY as well.
Mr Bharat has completed real estate projects in New York-Queens & Long Island, Florida-Ocala & Coral Springs & recently (Nov 2023) 8 Units Apt in Providence, Guyana. His passion for creating projects that blend functional modern architectural design in harmony with the natural environment are evident in his most recent commercial project in Providence Guyana, currently under initial phase of construction. Mr Bharat also is the CEO of Liberty Office Supplies & Equipment, Inc. A Certified Minority Business Enterprise (MBE) with New York City & New York State. Established in May 1999, Liberty provides a wide range of office supplies and work as a sourcing company for the Federal Government by being a GSA schedule holder.
Jack is Licensed as a Real Estate Broker in State of New York and in the State of Florida. He has knowledge in both residential and commercial sales. His motto “Working with Clients to achieve their real estate goals” is what drive him to be on top of his game. He is very involved in his community especially with social and educational issues. He is the proud sponsor of a local Cricket Team, Boxing and donates his time and money to various organizations that work with children, abuse victims and the elderly. He is cited by NYC Mayor’s Office, NYS Assembly and NYC Council for his leadership role in his community.
Mr Bharat has three daughters: Alicia who graduated with her Masters Of Science in Education from Queens College and is now a STEM Teacher with the NYC Dept of Education, Kayla who has recently (2024) graduated from CUNY School for Public Health with her Masters of Public Health in Environmental & Occupational Health Sciences & works as an Environmetal Health & Safety Specialist with Sloan Kettering Cancer Ctr. and Jessica who is currently enrolled as a senior at Queens College pursing her goal as a Dentist.
Mr Bharat has completed real estate projects in New York-Queens & Long Island, Florida-Ocala & Coral Springs & recently (Nov 2023) 8 Units Apt in Providence, Guyana. His passion for creating projects that blend functional modern architectural design in harmony with the natural environment are evident in his most recent commercial project in Providence Guyana, currently under initial phase of construction. Mr Bharat also is the CEO of Liberty Office Supplies & Equipment, Inc. A Certified Minority Business Enterprise (MBE) with New York City & New York State. Established in May 1999, Liberty provides a wide range of office supplies and work as a sourcing company for the Federal Government by being a GSA schedule holder.
Jack is Licensed as a Real Estate Broker in State of New York and in the State of Florida. He has knowledge in both residential and commercial sales. His motto “Working with Clients to achieve their real estate goals” is what drive him to be on top of his game. He is very involved in his community especially with social and educational issues. He is the proud sponsor of a local Cricket Team, Boxing and donates his time and money to various organizations that work with children, abuse victims and the elderly. He is cited by NYC Mayor’s Office, NYS Assembly and NYC Council for his leadership role in his community.
Mr Bharat has three daughters: Alicia who graduated with her Masters Of Science in Education from Queens College and is now a STEM Teacher with the NYC Dept of Education, Kayla who has recently (2024) graduated from CUNY School for Public Health with her Masters of Public Health in Environmental & Occupational Health Sciences & works as an Environmetal Health & Safety Specialist with Sloan Kettering Cancer Ctr. and Jessica who is currently enrolled as a senior at Queens College pursing her goal as a Dentist.
