How long a Scottsdale home has been on the market can feel like a red flag or a green light. You want to read that number the right way, so you do not overpay or leave money on the table. In this guide, you will learn what Days on Market really measures in Scottsdale, how it differs from Cumulative DOM, and how seasonality and price band shape the story behind the number. Let’s dive in.
What “Days on Market” means in Scottsdale
Days on Market, or DOM, is the count of days a property is actively listed for sale. The local MLS for Scottsdale is ARMLS, which also tracks Cumulative Days on Market, often called CDOM. CDOM follows the property through multiple listing events and is designed to prevent simple resets from relisting.
Why this matters: DOM gives you a snapshot of market pace. CDOM shows the true sales journey. In practice, you want both views to understand whether a listing is genuinely fresh or simply refreshed.
DOM vs. CDOM in ARMLS
- DOM is the time a listing spends in Active status.
- CDOM aggregates time across listing events, including relists and some status changes.
- Certain temporary statuses can pause counting in some MLS systems. ARMLS rules control how and when days count or pause.
Why portals can show different days
Public home search portals can display DOM differently from ARMLS because they pull data on different schedules and interpret statuses in their own way. A listing that looks new online may have a longer CDOM in ARMLS. Always verify with an ARMLS report or ask your agent to confirm the full history.
What a long or short DOM signals
DOM is a signal, not a verdict. Here are common causes behind the number:
- Pricing and demand: Underpriced homes tend to move quickly. Overpriced homes usually accumulate days.
- Condition and presentation: Strong photos, staging, accurate descriptions, and curb appeal shorten DOM. Weak presentation slows activity.
- Property uniqueness: Custom layouts, very large lots, or highly unique homes have smaller buyer pools, which often means longer DOM.
- Timing and seasonality: Scottsdale’s cooler months often bring more buyers. Summer heat can slow in-person traffic and push DOM higher.
- Title, HOA, or transactional issues: Liens, code questions, or complicated HOA rules can deter buyers and extend DOM.
Scottsdale’s seasonal timing
Scottsdale experiences a pronounced seasonal rhythm. The cooler months, often November through March, bring increased activity from out-of-state visitors and second-home shoppers. Summer is typically slower for showings due to heat, which can nudge DOM higher unless pricing and marketing are aligned for local demand.
How sellers should use DOM
Treat DOM as feedback from the market. If days are climbing without offers, it is time to adjust strategy.
- Price to the neighborhood and price band: Anchor your list price to recent ARMLS comps that match location and features.
- Elevate presentation: Professional photography, thoughtful staging, and clear, lifestyle-forward copy help buyers connect quickly.
- Target the right audience: If your buyer is likely out of state, make virtual tours and remote-friendly materials easy to access.
- Pre-listing prep: Consider an inspection and complete sensible repairs to remove objections before buyers see them.
- Adjust with purpose: Ask your agent how a price change or status change interacts with CDOM and buyer perception.
- Expect buyer psychology: Longer DOM can invite requests for concessions. A proactive price or presentation refresh can reset momentum.
How buyers should use DOM
Use DOM to guide pace and negotiation, not as a standalone score.
- Short DOM: New listings can draw multiple offers. Decide quickly on your ceiling and timeline.
- High DOM: You may have leverage, but always investigate why. Check pricing history, condition, HOA details, and any title or code notes.
- Compare locally: Judge a property against neighborhood and price-band norms, not a citywide average.
- Verify CDOM: Ask your agent for the ARMLS history. A relisted home may look new on portals while CDOM tells the longer story.
When DOM can mislead
DOM does not capture everything. Public sites can lag behind ARMLS updates. A withdrawn-and-relisted property can look fresh to casual browsers while CDOM reveals the true market time. Use an ARMLS report to confirm both DOM and CDOM before you decide to rush in or press hard on price.
Neighborhood and price band context
Scottsdale is diverse, and that shapes DOM.
- North Scottsdale, DC Ranch, Troon: Larger, luxury properties often show longer DOM because the buyer pool is more specific.
- Old Town and Downtown condos: Many segments turn faster, although price point and any rental or short-term-use restrictions matter.
- Gated or golf communities: Fee structures and community reputation influence demand and pace. Compare like with like.
- Scottsdale vs. nearby suburbs: Scottsdale often commands a higher price per square foot. DOM follows buyer expectations for each micro-market.
Quick DOM checklists
For sellers
- Review ARMLS comps in your micro-market and price band.
- Launch with professional photos, staging, and a compelling story.
- Make it easy for out-of-area buyers with virtual access and clear disclosures.
- Monitor feedback by the first two weekends and adjust early if engagement is light.
- Ask how each price or status change will affect CDOM and buyer perception.
For buyers
- Compare DOM to neighborhood norms and recent sales.
- Look for days since last price change, not just total DOM.
- Confirm CDOM in ARMLS to spot relists.
- Investigate HOA, title, or condition issues on higher-DOM homes before negotiating.
- Move quickly on well-priced, well-presented homes in high-demand segments.
Ready to move with confidence?
If you want to reduce time on market or read a listing’s momentum with clarity, partner with a Scottsdale specialist who blends market analytics with editorial-grade marketing. With a boutique, concierge approach and cross-market reach for snowbirds and relocators, you get strategic pricing, presentation that resonates, and hands-on management from first consult to close. Start a conversation with Karen Stroble to align your next move with the right timing and strategy.
FAQs
What does Days on Market measure in Scottsdale?
- DOM is the number of days a listing is actively for sale in ARMLS, while CDOM aggregates days across relists to reflect the property’s full market time.
Why might a listing’s DOM look different on public sites?
- Portals can refresh data at different times and interpret statuses differently, so their DOM can differ from the ARMLS record.
Is a high DOM always a problem for a Scottsdale home?
- Not necessarily, since higher DOM can reflect pricing, condition, or a unique or luxury property that requires a narrower buyer pool.
How should buyers use high DOM when writing offers?
- Investigate root causes, confirm CDOM in ARMLS, and if issues are limited to pricing or presentation, consider negotiating for price or concessions.
What can sellers do if DOM is climbing without offers?
- Recheck pricing with ARMLS comps, elevate presentation, address repairs, and consider a targeted refresh that aligns with your likely buyer and season.
