Understanding “Days on Market” in King County

1. What “Days on Market” (DOM) actually means

In real estate parlance, “Days on Market” refers to the number of calendar days a home is listed for sale before it goes under contract (or sometimes until closing, depending on the data source). 

In our local market (King County), this metric is useful as a thermometer: it helps signal how hot or cool the market is, and thus gives both sellers and buyers valuable insight into strategy. 

2. What the current numbers are telling us

Here are some of the recent “Days on Market” and related stats in King County, and how to interpret them:

• According to Redfin, homes in King County sold after an average (median) of 28 days on market in September 2025, up from 17 days a year earlier. Redfin

• According to Realtor.com for August 2025: median days on market were ~46 days. Realtor

• Another report (for June 2025) puts the average listing age at ~25 days, up substantially year-over-year (+43.6%). Rocket

• A broader historical snapshot shows the “Market Hotness” index for median days on market in King County at ~9.8 (percent change) as of Sept 2025. FRED

What it means

• The fact that the days on market are increasing (e.g., from 17 to 28 days in one dataset) suggests that the intense hyper-competitive pace of recent years has moderated somewhat. Buyers have a little more time than in the “flash sale” markets of 2020-2022.

• However: even ~25–30 days is still relatively quick historically and indicates that it’s still a seller-leaning market in many sectors of King County.

• The variation in numbers (28 days vs 46 days) tells us that different sources, property types, price tiers and neighborhoods will perform differently. It’s not uniform.

3. What this means for SELLERS

If you’re listing a property in King County today, here are key takeaways:

✅ Advantages

• Properties that are well-priced, clean, in good condition and in desirable locations are still moving in under a month. That means demand exists.

• A shorter DOM can create urgency and perception of competition—helpful when marketing your home.

⚠️ Things to watch

• Because DOM is ticking up, sellers who overprice or neglect condition/marketing may see their home linger longer than expected. A longer DOM can weaken the perceived value.

• Even in a strong market, buyers are more deliberate than in the “crazy bidding wars everywhere” era—so presentation and pricing still matter, probably more than ever.

• Timing and preparation matter: listing at the right time, staging, professional photos, and strategic pricing make a difference.

🧭 Strategy Suggestions

• Start with a realistic price range based on comparable market activity (look at what similar homes sold for recently in your neighborhood).

• Make sure the home is “show-ready” (repair, declutter, stage) so you can take advantage of the initial listing window when interest is highest.

• Monitor early interest closely: if showings are low or no offers come in within the first 2–4 weeks, be ready to adjust strategy (price, incentives, marketing).

• Set expectations: “We may sell in a few weeks” is reasonable—but plan for what happens if it takes 30–45 days (or more) given current trends.

4. What this means for BUYERS

If you are buying a home in King County, here’s how to interpret and respond to DOM trends:

🔍 Perspective

• Homes that hit the market and are priced well can still move quickly. You’ll want to be ready (pre-approved, quick on offers, clear on must-haves).

• On the flip side: a roomier market pace (~25-30 days DOM) gives you slightly more breathing room than in the hyper-hot phases—but not indefinite time.

• Use DOM as a signal: a home that’s been on the market 45-60 days may indicate over-pricing, condition issues, or lower demand for that specific property or location.

🧠 Strategy Suggestions

• Be ready with your financing and know your budget ahead of time so you can act when you find a property that fits.

• When you visit homes: consider how long it’s been listed. If it’s just a few days and receiving lots of traffic, you may need to negotiate with competition in mind.

• If you see inventory that’s been on the market a longer time, this could mean more room to negotiate (depending on condition, price history, seller motivation).

• Pay attention to showings, price reductions, time on market—these may influence your offer strategy (contingencies, closing timeline, price concessions).

5. Big-Picture Market Interpretation

Putting it all together:

• The market in King County remains seller-favorable, but the pace has cooled somewhat from the frenzied levels of recent years.

• We are likely in a “strong” but not “extreme” cycle: good demand, lower inventory, but buyers are more selective and homes are staying on market a bit longer.

• For sellers: you still have leverage, but you must earn it through preparation, pricing and marketing.

• For buyers: you still need to move smartly, but you may have a little more time and slightly less frantic competition than a year ago.

6. Final Thoughts & Recommendations

• If you're planning to sell soon, list early in the cycle (before major seasonal slow-down), present your home at its best, price it realistically, and monitor early responses closely.

• If you're planning to buy soon, get your ducks in a row (financing, inspection strategy, desired neighborhoods), watch for listings that are well-positioned, and treat DOM as one of your decision signals—not the only one, but a helpful one.

• Stay in touch with a local agent who is tracking neighborhood-specific DOM trends (which can vary significantly between cities/zip codes within King County).

• Think of DOM not just as a number, but as an indicator of market health + timing + pricing strategy. The shorter the DOM, the more urgency in the market; the longer, the more cautious or selective things are.