A condo has been on the market 73 days. Is that a red flag or an opportunity in Boston’s Financial District? If you shop or sell in Midtown’s high‑rise towers, Days on Market can be confusing. You want to move confidently, not guess from a single number. This guide shows you how DOM works, how to read it in downtown micro‑markets, and what to do with that insight. Let’s dive in.
DOM basics in Boston towers
Days on Market measures how long a property has been actively marketed, usually from the date it goes live to the date it goes under contract or is removed. It counts calendar days, not just business days. Simple in theory, but there are a few wrinkles you should know.
Local agents and lenders rely on the Multiple Listing Service as the authoritative source for DOM. Many systems also track Cumulative DOM, which totals all marketing time across relists or status changes. That cumulative number can tell a very different story than one short listing window.
Public real estate portals display their own versions of time on market. They update on different schedules and may keep counting while a listing is temporarily off market. Some also reset the visible timer when a property is relisted. This is why you should cross‑check the MLS record and price history rather than rely on a single portal number.
How to read DOM downtown
In the Financial District and Midtown, product type drives demand and comparability. A corner two‑bed with harbor views, valet parking, and hotel‑level amenities behaves differently than an internal one‑bed without parking. The same DOM number can signal very different things by unit.
New construction inventory also behaves differently from resales. Developers may release phases over time, hold back units, or use incentives instead of price cuts. That strategy can lengthen DOM without reflecting weak demand. Compare like with like and note whether a unit is developer inventory or a resale.
Unit‑level factors matter. Unusual floor plans, outdated finishes, high HOA fees relative to peers, limited showing windows, or known building issues can stretch DOM even in an active building. These are solvable in some cases with pricing or presentation. In others, they require deeper due diligence before you make a move.
Neighborhood context matters too. Downtown demand has been influenced by shifts in office occupancy, new construction, and street‑level changes since the pandemic. Micro‑market trends can diverge from citywide averages, so keep your lens tight to the Financial District and immediate neighboring towers.
Short, moderate, long DOM signals
- Short DOM, days to a few weeks: strong demand or underpricing, often multiple‑offer potential.
- Moderate DOM, several weeks to about two months: balanced conditions, reasonable pricing still holds leverage.
- Long DOM, multiple months: pricing or condition issues, buyer hesitancy, or a strategic hold by the seller. Investigate before assuming a discount.
Spotting relists and outliers
Not every long or short DOM tells the full story. Some listings are withdrawn, expire, or come back on market. Others are cancelled and relisted, which can reset the visible counter on public sites.
Many MLS systems show Cumulative DOM and flags such as Back on Market. A recent back‑on‑market after a short initial DOM can still be attractive, but you should learn why the first deal fell through. Ask about inspection, financing, or title issues.
Price history often speaks louder than DOM alone. Multiple reductions over time indicate seller movement and may signal more negotiating room than a long DOM without price changes.
Your quick checks:
- Pull the MLS price history and status timeline, including active, pending, expired, cancelled, and back on market dates.
- Look for Cumulative DOM and any back‑on‑market flags.
- Note days since the last price change and whether reductions align with showing feedback.
- Watch for recurring open houses without offers or restricted showing windows.
Seasonality in central Boston
Seasonality still matters downtown. Spring usually brings more listings and more buyers, which can shorten DOM for well‑priced inventory. Competition also rises, so the first two weeks of a listing are critical for sellers.
Activity often slows in late fall and through the holidays, especially in the Financial District. That can lengthen DOM and sometimes increase seller flexibility. Buyers willing to shop in December often see less competition.
Summer can be mixed. Tourism and short‑term rental considerations affect investor interest, while corporate relocation and academic calendars can create sporadic bursts of activity. Look at building‑level patterns by month over the last 12 to 24 months to time your move.
For sellers:
- Listing in early spring tends to maximize traffic, but pricing and presentation must be dialed in.
- If you go to market in late fall or winter, plan for longer DOM and adjust carrying‑cost expectations.
For buyers:
- Track monthly DOM patterns for your target buildings. A consistent December slowdown can be a tactical moment to write an offer.
Buyer checklist for DOM
When you evaluate a listing’s DOM in the Financial District or Midtown, pair the number with these items:
- Price history, including dates and amounts of reductions
- Cumulative DOM and any back‑on‑market flags
- Days since the last price change
- Comparable sales within the same building, ideally same or similar floor plan and exposure
- HOA financial health, reserves, and any pending special assessments
- Occupancy status, especially tenant‑occupied units that limit showings or closing timing
Negotiation signals to watch:
- Long DOM plus price reductions: stronger room for concessions, inspection credits, or closing cost help.
- Short DOM with no reductions: multiple‑offer risk, so consider escalation strategies or streamlined contingencies only with careful counsel.
- Long DOM without reductions: investigate motivation, timing constraints, or uniqueness that makes the unit hard to comp.
Seller playbook for DOM
Your goal is to avoid stale time on market and the price‑cut narrative. Start strong on day one.
- Price to the micro‑market, not the zip code. Use building‑level comps and recent trades of similar floor plans.
- Elevate presentation. Minor, high‑ROI updates and professional staging can shorten DOM and support your price.
- Upgrade marketing. High‑end photography, video or virtual tours, and targeted outreach drive qualified showings early.
- Reassess at key milestones. If you cross expected DOM without meaningful activity, realign pricing or presentation.
- Consider interim strategies. If absorption is slow and you need liquidity, a temporary leasing plan may bridge the gap.
Kopman Adler pairs analytics‑driven pricing with Compass Concierge for pre‑sale improvements and professional staging. That combination helps maximize early momentum, which is often the difference between a quick, strong sale and a long, reactive one.
What to ask your agent
Make sure you have the data and context to read DOM accurately.
- MLS full status and price history, including Cumulative DOM
- Recent sold comparables in the same building, ideally the same or similar floor plan
- HOA documents and financials, including reserves and any planned assessments
- Buyer activity updates, such as showings and offers when disclosure is permitted
- Any pending litigation, planned capital projects, or building policies that affect demand
Real‑world scenarios to frame DOM
Scenario 1: A one‑bed in a Midtown tower shows 18 DOM with no price changes and weekend showings at capacity. This likely points to strong demand. Expect competition, focus on clean terms, and confirm the building’s financial health to justify your price.
Scenario 2: A unique three‑bed penthouse shows 90 DOM with one modest price reduction. The longer DOM may reflect a smaller buyer pool for large units, not a problem with the property. Analyze same‑tier trades in the building and adjacent towers, review HOA reserves, and tailor your offer to the seller’s timing.
Scenario 3: A Financial District two‑bed is back on market after 12 DOM, now at 27 cumulative days, with no price change. Learn why the prior contract fell through. If the issue was lender‑specific or a minor inspection item now addressed, the unit may still be a strong buy.
The bottom line on DOM
DOM is powerful when you read it with context. In Boston’s Financial District and Midtown towers, the right lens is building by building, floor plan by floor plan, and always with price history, HOA health, and seasonality in mind. Use it to calibrate timing, strategy, and negotiation rather than as a pass or fail.
If you want a clearer view of DOM and micro‑market value in your target buildings, connect with our team. For discreet guidance, analytics‑driven pricing, and concierge preparation, reach out to Megan Kopman to request a private consultation.
FAQs
What does Days on Market actually measure?
- DOM counts the calendar days a property is actively marketed until it goes under contract or is removed from the market.
Why do MLS and portals show different DOM?
- Public portals calculate time on site differently and update on different schedules, while MLS DOM is the industry standard and often includes cumulative days across relists.
How should I compare DOM in the Financial District?
- Benchmark against similar units in the same building and immediate neighboring towers, focusing on floor plan, exposure, size, parking, and amenities.
Does a high DOM guarantee a discount?
- No. It often signals pricing or condition issues, but seller motivation and unit uniqueness matter. Pair DOM with price history and current activity.
What does “back on market” mean for DOM?
- BOM indicates a prior contract fell through. Cumulative DOM usually keeps counting, so ask why the deal failed and whether the issue has been resolved.
How does seasonality affect DOM downtown?
- Spring often shortens DOM due to higher activity, while late fall and the holiday season can lengthen it. Patterns vary by building, so review the last 12 to 24 months.
