If a home in Englewood goes under contract in seven days, is it a hot listing? And if one sits for 90 days, is it overpriced? Not always. You want clear signals so you can price, negotiate, and time your move with confidence in Bergen County. This guide explains what Days‑On‑Market really measures, how to pair it with months of supply and list‑to‑sale price, and how Englewood’s local patterns shape your strategy. Let’s dive in.
DOM basics you can trust
Days‑On‑Market, or DOM, is the count of days from when a property is first listed in the MLS until it goes under contract or is removed. It is a simple way to see the pace of an individual listing. There is also Cumulative DOM (CDOM), which adds up time across multiple listing periods if a property was withdrawn and later relisted. Many MLS systems preserve CDOM so the clock does not truly reset.
Public real estate portals may show a different “time on market” than the MLS. These differences can come from data feed delays and how they handle off‑market or coming‑soon periods. When you evaluate a property, ask your agent to pull the full MLS listing history so you see first list date, price changes, and any withdrawn or relisted events.
Why DOM can look higher or lower
- Price changes and status updates may not reset DOM depending on the MLS rules.
- Withdrawing and relisting can make a listing look fresh, but CDOM may still reflect total time.
- Coming‑soon or office‑exclusive marketing can hide some exposure time before a public launch.
- Manual entry errors or feed delays can distort what you see on portals.
Pair DOM with months of supply
DOM alone can mislead, especially across price bands. You get a clearer picture by pairing DOM with absorption and months of supply. These metrics translate active inventory and recent sales into negotiating power.
- Absorption rate per month = number of closed sales in a period ÷ number of active listings at period end. Example: 20 closed last month ÷ 60 active = 0.33, or 33% per month.
- Months of supply = active listings ÷ average monthly sales. Example: 60 active ÷ 20 monthly sales = 3 months.
- List‑to‑sale price ratio = sale price ÷ final list price, expressed as a percent. Near or above 100% signals competitive conditions.
Conventional thresholds help you read leverage:
- Under 3 months of supply typically points to a seller’s market.
- Around 3 to 6 months is often balanced.
- Over 6 months tends to favor buyers.
Englewood and Bergen County context
Local context matters for DOM. Proximity to commuter routes into New York City often shortens DOM for reachable price points. Bergen County’s property taxes and school district boundaries influence buyer budgets and location choices. The housing mix includes single‑family homes across eras, condos, and a meaningful luxury segment, and each behaves differently.
Price tiers move at different speeds. Expect faster turnover for properties priced roughly in the $500,000 to $900,000 range. Upper‑end and highly customized homes often show longer DOM and more negotiation. Homes closer to transit or commuter bus lines can see shorter DOM than similar homes farther from those options.
Seasonality, rates, and timing
Spring usually brings more listings, more showings, and shorter DOM, while winter often shows the reverse. Rising mortgage rates can cool demand, lengthen DOM, and increase months of supply across segments. Tax and insurance costs can also narrow buyer pools and change how long homes take to sell.
How to read DOM when buying
Short DOM paired with tight supply signals competition. If you see DOM in the single digits or low double digits and months of supply under 3, plan to act quickly and submit a clean, well‑supported offer. Consider tools like escalation clauses or streamlined contingencies only after you discuss risks and protections with your agent.
If DOM stretches to 60–90 days and months of supply is rising, you may have room to negotiate price and terms. Ask for the full listing history, including price reductions and showing feedback. In the luxury tier, longer DOM is common, so weigh recent comparable sales and time‑adjust values rather than reacting to the clock alone.
How to use DOM when selling
Your first 2–3 weeks are critical. If your DOM is climbing past neighborhood norms without strong activity, revisit price, presentation, and marketing right away. Track list‑to‑sale price trends in your price band to decide whether a modest price improvement can re‑ignite interest or if a larger repositioning is needed.
Avoid trying to mask DOM with resets. In many cases, the cumulative record remains visible to agents and appraisers. A better approach is to fine‑tune pricing and upgrade presentation with staging, photography, and a coordinated digital launch to meet the market where it is.
Quick Englewood DOM heuristics
Use these simple guides as starting points. Always verify with current MLS data for your segment.
- If DOM is under 14 days and months of supply is under 3: act fast, expect competition, and lead with a strong, clean offer.
- If DOM is 15–45 days and months of supply is around 3–6: anticipate modest negotiations and focus on appraisal‑ready pricing.
- If DOM is over 60 days and months of supply is rising past 6: negotiate price and terms, and ask about any inspection, title, or financing hurdles.
Two example scenarios
- A well‑priced, staged 3‑bed near transit launches with professional marketing, attracts multiple offers, and sells in 7 days at 102% of list. DOM was short because pricing matched demand and the marketing created urgency.
- A high‑end, heavily customized property starts above recent comparables, takes 120 days with three price reductions, and closes at 92% of list. Longer DOM here reflects a thinner buyer pool and the need to dial in pricing for a specialized home.
Smart questions to ask your agent
- What is the property’s full MLS listing history, including first list date, price changes, and any withdrawn or relisted events?
- How long do homes in this price band and this part of Englewood typically stay on market right now?
- What percent of recent sales in this segment closed at or above list price?
- How many offers did comparable properties receive in the last 60–90 days?
- Are there known title, tax, or inspection issues that have slowed similar sales nearby?
How Links NJ helps you move with confidence
You deserve more than a yard sign and a hope. Links Residential, brokered by eXp, pairs hyperlocal Bergen County expertise with a marketing‑first listing approach, including staging guidance, professional photography, and coordinated digital launch strategies. For buyers, you get timely insights on DOM, months of supply, and list‑to‑sale trends by price band so you can move decisively.
If you are considering a sale or want to time your next purchase, connect with our team for tailored guidance. Work with Links NJ to align pricing, presentation, and timing with today’s Englewood market. Request a free home valuation.
FAQs
What does Days‑On‑Market mean in Englewood real estate?
- DOM measures the number of days a listing is active in the MLS until it goes under contract or is removed, and it helps you gauge the pace of a specific property.
How do months of supply affect offers in Bergen County?
- Under 3 months usually signals a competitive environment, 3–6 months is often balanced, and over 6 months tends to favor buyers during negotiations.
Are portal time‑on‑market numbers reliable for Bergen listings?
- Treat them as a guide only, since portals can differ from the MLS due to data feeds and status rules; verify with the full MLS listing history.
What counts as a fast sale across Englewood price bands?
- It depends on the segment, but short DOM in the single digits or low double digits typically signals strong demand versus recent local benchmarks.
What should I do if my Englewood home’s DOM is climbing?
- Reassess price, presentation, and marketing within the first 2–3 weeks, and compare list‑to‑sale trends in your specific price band to fine‑tune your strategy.
