What does Days on Market (DOM) mean in Vancouver Real Estate?

Are you a home seller tracking home sales in the Vancouver real estate market, only to watch some sit for weeks while others sell in mere days? You keep seeing the mysterious acronym Days on Market (DOM) on listings. Still, you’re unsure exactly what that number truly means for your selling timeline.

In a market as competitive and fast-paced as Vancouver real estate, a single number—the DOM—holds significant power, and misunderstanding it can cost you thousands. If you’re a home buyer, a high DOM might make you wonder, “Is there something wrong with this house?” You risk overlooking a great deal or, conversely, wasting time on a “stale” property. If you’re a home seller, watching your DOM tick up past the neighbourhood average is a source of crushing anxiety. Every extra day on the market erodes buyer interest, strengthens their negotiation leverage, and forces you to confront the very real possibility of a price reduction. Furthermore, the confusion over how relisting affects the DOM versus the “true” time on the market means you might not have the complete, accurate picture—and without that picture, you’re making critical financial decisions in the dark.

Stop guessing and start negotiating with confidence. In this post, we’re going to demystify “Days on Market (DOM)” in Vancouver real estate. You will learn the exact definition of DOM, how it reflects the health of the market (from a “Seller’s Market” to a “Buyer’s Market”), and most importantly, how to use it—along with the crucial “Cumulative Days on Market (CDOM)”—as a powerful negotiating tool, whether you are buying your first home or strategizing the sale of your current property. Read on to master this critical metric in Vancouver home transactions.

What does Days on market (DOM) mean in Vancouver real estate?

• Days on Market (DOM), sometimes called Active Days on Market (ADOM), is the total time a property is actively listed on the MLS, starting from the listing date until one of the following occurs:
  • A contract is signed (sold).
  • The listing is terminated or expired (taken off the market).

How does the DOM affect buyers?

• Buyer’s View: A low DOM signals a hot, competitive market, requiring quick, strong offers. A high DOM suggests the home might be overpriced or have issues, giving the buyer greater leverage to negotiate a lower price.

How does the DOM affect sellers?

• Seller’s View: A low DOM indicates strong demand and reasonable pricing, often leading to multiple offers and a higher sale price. A high DOM is a red flag, usually forcing the seller to reduce the listing price or risk the property becoming “stale.”

How are the days on market (DOM) & (CDOM) calculated?

Days on Market (DOM)

DOM measures the time a property has been listed on the MLS.

• How it’s calculated: Subtract the original listing date from the date the seller accepts a contract of purchase and sale (CPS) from a buyer (the “Seller’s acceptance date”).

• Example: 1557 W 68th Ave, Vancouver, was listed on Sept 10, 2025, and later sold on Sept 23, 2025. In this example, the DOM were 13 days.

Cumulative Days on Market (CDOM)

CDOM measures the total time a property has been available across all listings.

• How it’s calculated: Add up the DOM from all previous and current listings. The count does not reset if the property is relisted (even by a new agent), unless it has been off the market for a prolonged period (usually 90 days).

• Example:
  • Previous Listing: 1557 W 68th Ave, Vancouver, was first listed for sale on July 9, 2025. However, the listing was terminated on Sept 2, 2025. The total days on the market were 55 days.
  • Current Listing (DOM): 13 days.
  • CDOM = 55 days + 13 days = 68 days.

CDOM provides a more accurate indication of the total time it took to sell the property.

Days on Market (DOM) is typically visible on public listing websites. However, Cumulative Days on Market (CDOM) is usually found only within the official MLS system. Sellers can access this crucial data by consulting with their real estate agent. While neither statistic is inherently “better,” together they provide a more accurate and complete representation of the property’s time on the market.

Factors influencing days on market in Vancouver

Property Type

The average Days on Market (DOM) is often significantly different across property types—condo, townhouse, and detached home—even within the same market area (like Vancouver West). This difference is primarily driven by three factors: price point, buyer pool size, and market liquidity (demand vs. supply).

Using September 2025 Vancouver West data as an example, here is why the DOM varies:

1. Detached Homes (Average DOM: 50 days)

• Higher DOM is typical for detached properties because they represent the highest price point in the market.
• Smaller Buyer Pool: Fewer buyers can afford these high-value homes, resulting in a smaller pool of potential purchasers and longer sale times.
• Unique Attributes: These homes are often highly customized, distinctive, or luxurious, which means they take longer to find the right buyer who values those features. Buyers are less rushed and more scrutinizing.
• Negotiation: Given the high investment, buyers take longer to commit and often engage in more extensive negotiation, extending the time until an offer is firmly accepted.

2. Condos (Average DOM: 41 days)

• Lower DOM than detached homes because condos generally have a lower, more accessible price point (especially for first-time buyers).
• Larger Buyer Pool: Lower barrier to entry creates a much larger, more active pool of buyers.
• Higher Liquidity: Condos are often more standardized (less unique) and are seen as starter homes or investment properties, making them easier to sell quickly when priced correctly.
• Market Entry: This segment tends to absorb interest rate fluctuations and broader market changes more quickly, but its higher demand keeps the DOM relatively low compared to detached homes.

3. Townhouses (Average DOM: 37 days)

• Lowest DOM in this example, indicating the highest velocity (fastest sales).
• The “Sweet Spot”: Townhouses often fall in the middle, offering affordability like a condo and space/privacy like a detached house. They appeal strongly to young families, downsizers, and those seeking more space without the detached price tag.
• Intense Demand: Because they offer desirable features (multi-level living, private entrance, small yard) at a price significantly below a detached home, demand is extremely high, leading to intense competition and minimal time on the market.
• Limited Supply: Townhouses are often less abundant than condos or detached homes in many parts of Vancouver, and this limited supply relative to demand further lowers the DOM.

In summary, the lower the average price point and the higher the demand-to-supply ratio for a specific property type, the lower the DOM is expected to be.

Price Point

The table below shows 2025 year-to-date sales data for Vancouver West Detached Houses. There is a clear and direct relationship between the price point and both Days on Market (DOM) and Cumulative Days on Market (CDOM).

Source: MLS

• Key Observation: The Higher the Price, the Longer the Wait

As the price range increases, the average time a property spends on the market (DOM) and the total time it takes to sell (CDOM) both increase significantly.

1. Effect on Average Days on Market (DOM)

The DOM effectively more than doubles (from 32 days to 74 days) as you move from the lowest price bracket to the highest.

• Smaller Buyer Pool: High-value properties naturally appeal to a smaller pool of qualified buyers. This means it simply takes longer to find the “right” person to purchase the home, increasing the DOM.
• Increased Scrutiny: Buyers making a $5 million+ investment are highly discerning and take more time for due diligence, inspections, and financing, thereby delaying contract signing.
• Initial Overpricing: Sellers in the luxury market often test the market with an ambitious initial price. This causes the listing to sit longer before receiving a solid offer.

2. Effect on Cumulative Days on Market (CDOM)

The CDOM demonstrates the most dramatic change, increasing by over 260% (from 76 days to 198 days) between the lowest and highest brackets. This highlights the true selling struggle in the luxury segment.

• The Price Correction Cycle: The massive gap between DOM (74 days) and CDOM (198 days) in the $5 million-and-above range is crucial. It means the property was typically:
  1. Listed for 74 days (first DOM).
  2. Taken off and relisted (resetting DOM).
  3. Eventually sold, with the total cumulative time nearing 200 days.
• Seller Inertia: Luxury sellers are often slower to adjust pricing. The high CDOM shows that it takes multiple listing attempts and significant time on the sidelines for the seller to align their price with buyer expectations finally.

Conclusion: For Vancouver West detached homes, the data confirms that liquidity decreases as the price point increases. High-end homes require significantly more time and strategic pricing adjustments to sell, as reflected by their dramatically higher DOM and CDOM figures.

Neighbourhoods

How Vancouver West Neighbourhoods Impact DOM and CDOM

Source: MLS

The attached table clearly demonstrates that the location (Neighbourhood) is a critical factor influencing both the average time a detached house takes to sell (DOM) and the total time required (CDOM). Market velocity and seller expectations differ wildly across Vancouver West.

1. Low DOM / High Velocity Neighbourhoods (Fast Sellers)

Neighbourhoods with a low average DOM indicate high, sustained demand, good market liquidity, and likely more realistic pricing.

2. High DOM / Low Velocity Neighbourhoods (Slower Sellers)

Neighbourhoods with a high average DOM suggest either a smaller buyer pool, overly ambitious pricing, or a market segment that requires more time for buyers to secure financing for expensive properties.

3. The CDOM Discrepancy (Relisting Activity)

The Difference (%) column highlights which neighbourhoods have the most “stale” inventory being relisted to reset the DOM clock.

• Extremely High Relisting: Marpole (333%) and Mount Pleasant VW (292%) have colossal CDOM values compared to their DOM. This means houses here are repeatedly taken off and relisted (or sit for a very long time), masking the actual time they spend on the market.
• Minimal Relisting: False Creek (0%) suggests homes there sell almost immediately on their first listing attempt, indicating very high confidence and correct pricing. South Cambie (33%) also shows fewer aggressive relisting tactics than the average of 128%.

Real Estate Inventory

Source: MLS

Another influential driver of DOM and CDOM in Greater Vancouver is the region’s growing real estate inventory and rising months of inventory. In September 2025, the number of MLS listings jumped to 17,079—a 14.4% increase over September 2024 (14,932) and 36.1% higher than the 10-year seasonal average (12,553).

When months of inventory rise above the 10-year average of 5.5 months—as seen in September 2025 (8.5 months) and 2024 (7.8 months)—the market shifts further in favour of buyers. With more homes available, buyers have a wider selection and are less pressured to act quickly or bid aggressively. They can compare listings, negotiate harder, and wait for price drops. Consequently, sellers experience longer delays before receiving offers, and properties tend to remain on the market for extended periods. This elevated supply leads directly to higher Days on Market and Cumulative Days on Market, reflecting the increased competition among sellers and slower overall market pace.

Property Condition

Property condition and presentation are critical drivers of Days on Market. Homes that are move-in ready, professionally staged, thoroughly cleaned, have attractive curb appeal, and feature high-quality listing photos attract immediate buyer interest, often resulting in multiple offers and a low DOM. Conversely, homes requiring significant repairs, poor maintenance, or clutter are perceived as problematic. Buyers factor in renovation costs and hassle, often leading to few viewings, low-ball offers, and a significantly higher DOM as the property lingers and becomes “stale.”

What days on market tell you about the Vancouver market?

Based on the attached tables (Vancouver West Detached Sales by Price Range and Neighbourhood) and the accompanying statistics, Days on Market (DOM) provides several critical insights into the dynamics of the Vancouver real estate market:

1. DOM Reveals Market Segmentation by Price:
   • DOM clearly shows that the Vancouver market is highly segmented. As the price point increases, the market slows down dramatically. The lowest segment ($2 million or less) sells on average in 32 DOM, whereas the highest segment ($5 million or more) takes 74 DOM. This indicates significantly lower liquidity and higher pricing resistance in the luxury tier.
2. DOM Is a Critical Indicator of Micro-Market Velocity:
   • The wide variance in DOM across neighbourhoods (from 22 days in False Creek to 93 days in Shaughnessy) confirms that there is no single “Vancouver market.” DOM is essential for gauging the specific, localized demand and competition within each micro-market. A low DOM signals a high-velocity, high-demand area.
3. The Difference Between DOM and CDOM Unmasks Seller Struggle:
   • The consistently large gap between Average DOM and Average CDOM (an overall average difference of 128%) reveals a recurring market pattern: many listings are initially mispriced, fail to sell, are taken off the market, and then relisted. This significant CDOM figure (e.g., 198 days for $5M+ homes) is an accurate measure of seller pain and the time it takes sellers to align with market expectations.
4. Low DOM Confirms High Demand in Select Segments:
   • For specific property types (like townhouses, mentioned in earlier stats, at 37 days) and well-priced, lower-tier detached homes, the low DOM signals an active seller’s market with intense buyer demand. When a property is priced correctly and is in a highly desirable segment, it sells quickly and competitively.

Final Thoughts on Days on Market

Understanding Days on Market (DOM) and Cumulative Days on Market (CDOM) is vital for success in the competitive Vancouver market. These metrics reveal market velocity, buyer interest, and hidden seller strategies based on price and location. Don’t let these crucial numbers remain a mystery; use them to refine your pricing strategy or strengthen your negotiation.

Ready to use this data for your next move? Contact your local realtor, Sam Huang, if you have any other questions about DOM or CDOM insights specific to your neighbourhood.

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