How Rising Days on Market Is Redefining Today's Housing Market

After several years of tight inventory and fast bidding cycles, early 2026 reflects a different rhythm. DOM has risen across most major metros, mortgage rates have held near or below 6%, and leverage has shifted — at least on paper — toward buyers.

January 2026 data shows homes lingering about six days longer than at the same time last year; active listings climbed roughly 10% year‑over‑year but remain about 17% below 2017–2019 norms, marking the 22nd consecutive month of slower selling conditions.^Footnote2

The national chart above shows a median DOM of 70 days as of February 2026, down from 78 days in January — a normal seasonal shift. Using a February‑to‑February comparison provides a cleaner view of year‑over‑year movement. Forecasts indicate that mortgage rates will remain close to 6.11% on a 30-year and 5.50% on a 15-year fixed for much of the year with supply gradually improving, DOM typically drifts downward from winter into midyear before rising slightly again in late fall. Even with this seasonal rhythm, DOM is expected to remain comfortably above prepandemic benchmarks through 2026.^Footnote3

Within the metros we tracked and as charted above, Miami posted a DOM of 83 days, while Denver landed at 38 days — a far cry from the near‑instant six‑day median Denver saw at its 2022 peak. Major markets like Boston, Los Angeles and Chicago ranged between 40 and 44 days.

The broad takeaway: Conditions are cooler, leverage is shifting, but local strategy and metro‑level insight remain decisive.

With a national DOM of 78 days in January 2026, roughly half of listings spent 78 days or more on the market, signaling a more deliberate pace than the frenzied 2021–2022 period.^Footnote2

Redfin’s analysis also estimated roughly 44% more sellers than buyers—one of the largest gaps on record—particularly favorable for buyers in South and West metros.^Footnote4

Affordability remains a limiting factor, meaning not all buyers can fully capitalize on this leverage, but the negotiating environment continues to tilt.

Year‑over‑year trends show DOM up by around six days, confirming the slower pace seen in late 2025. Active listings are up about 10% YoY, but the broader supply recovery has hit a plateau. Inventory remains some 17% below pre‑pandemic norms, preventing major price corrections even in slower‑moving metros.^Footnote2

Freddie Mac’s PMMS® shows 30‑year fixed mortgage rates holding near 6.00% in March 2026, down from 6.63% a year earlier and the 15‑year FRM averaged 5.43%.^Footnote3

The seller‑to‑buyer gap remains unusually wide. Redfin estimates a 44% seller surplus. By Redfin’s definition, anything above a 10% seller surplus is a buyer‑leaning market, but outcomes vary by region and price tier.^Footnote4

Inventory in the South rose about 10.1% year‑over‑year in January 2026, paralleling gains in the West (+12.2%) and Midwest (10.3%), while the Northeast trailed at 6.6%.^Footnote2

Negotiation is strongest when tied to local data. Rising DOM, expanding inventory, and wide buyer–seller gaps provide a factual basis for requesting price adjustments or credits such as rate buydowns and closing‑cost support.

In high‑inventory metros like Seattle and Charlotte, for instance, these signals offer buyers meaningful leverage.^Footnote7

Across 366 metros, the $800,000 to $1.3M price tier is selling faster (median DOM around 74.9 days) than the $300,000 to $500,000 mid‑tier (around 82.7 days), reflecting purchasing‑power differences rather than a luxury effect.^Footnote5

Several South and West metros show large seller surpluses — fertile ground for concessions like seller‑paid points, repair credits, and buydowns.^Footnote4

In buyer‑leaning metros with wide seller surpluses, initial pricing should anticipate credits or buydowns. In scarce Northeast markets, speed and limited supply justify a different strategy. Early‑cycle positioning remains essential.


Offer simple payment examples — especially those showing temporary rate reductions — to help buyers visualize monthly costs. With rates hovering between 5.9% and 6.1%, clear payment pathways can boost engagement.^Footnote3


Move‑in‑ready prep, pre‑inspections, and clear checklists reduce friction. The midtier ($300,000 to $500,000) is currently the slowest DOM segment — around 82.7 days — so reducing perceived risk has an outsized impact.^Footnote5

Cite rising DOM, expanding inventory, and the seller surplus to justify price reductions or credits. Data‑backed signals strengthen negotiation.


All‑cash share fell to 29% in December 2025—the lowest December since 2020—reducing the need to over‑structure offers, though cash still helps on stale listings.^Footnote6


High‑inventory markets — especially in the South and West, plus metros like Seattle and Charlotte — offer some of the strongest opportunities for concessions on long‑listed homes.