Have you ever spotted a home in Georgetown with “3 days on market” and wondered if you need to rush an offer? You are not alone. Days on Market can be helpful, but it is easy to misread without context. In this guide, you will learn what DOM really measures, why it changes, and how to use it when you shop listings in Georgetown and Williamson County. Let’s dive in.
What DOM actually measures
Days on Market is a simple count of calendar days from when a listing goes active in the MLS to when it goes off market. That off‑market status might be pending, sold, withdrawn, or temporarily off market. It tells you how long a property has been publicly for sale.
There are variations. DOM (current listing) tracks the days for the most recent listing only. Cumulative Days on Market (CDOM) counts all active days across multiple listing periods for the same property when the system supports it. Some consumer sites also display a portal DOM, which is calculated from their own data feed rules.
Why this matters: a single DOM number can be misleading. A home may show 5 days on market, yet the CDOM reveals it has been marketed for 70 days across several listing attempts. Always ask for the full history.
Why DOM can look different
MLS and portal systems follow different rules. If a listing is canceled and re‑entered, current DOM may reset while CDOM continues. Status changes, like “temporarily off market” or “coming soon,” can pause or reset the clock based on local MLS policies.
There is also timing. Some websites refresh every few hours while others refresh daily. That means the DOM you see on one site can lag. Do not assume a single number is the whole story without checking the listing’s status and price history.
Local market context in Georgetown
Georgetown and wider Williamson County have a mix of mature neighborhoods and active new construction. Builders often release move‑in‑ready spec homes that can sell quickly if priced well. That can lower average DOM in some areas while resale homes nearby may take longer due to condition, features, or pricing.
Micro‑markets matter. Proximity to I‑35 and Highway 29, distance to Georgetown’s downtown square, and subdivision differences all influence buyer demand patterns. School district boundaries also create distinct data sets. Similar homes in different neighborhoods can show very different DOM.
Seasonality plays a role. DOM tends to stretch during slower months and when mortgage rates rise. Georgetown follows these trends, but you will see neighborhood‑level variation. Compare each home’s DOM to comparable sales and active competition in the same micro‑market.
How to read low DOM (1–14 days)
Low DOM often signals strong interest or sharp pricing. It can also mean a home was relisted, which reset the current DOM. New builds or staged listings launched with fresh marketing can show low numbers as well.
What to do:
- Move quickly if the home is a fit and comps support the price.
- Ask for CDOM and the full status and price history.
- Confirm whether it is a true first‑time listing or a relist after a prior attempt.
How to read moderate DOM (15–60 days)
Moderate DOM can mean the home is slightly overpriced, or that it is waiting for the right buyer who needs a specific feature. Marketing quality and visibility can also slow traction.
What to do:
- Review recent comparable sales and active competition in the same subdivision or price band.
- Check for price reductions, improved photos, or showing instruction changes.
- Look for leverage, but base your offer on real comps and condition.
How to read high DOM (60+ days)
High DOM can point to overpricing, needed repairs, title or permitting issues, or a unique layout that fits a smaller buyer pool. It may also reflect multiple withdraw and relist cycles, which means the current DOM reset while CDOM stayed high.
What to do:
- Ask if the property was under contract previously and why it came back on market.
- Look for meaningful price drops and review disclosures or inspection history.
- Explore seller motivation and negotiate accordingly, supported by comps and a thorough property review.
New construction vs. resale signals
Spec homes from builders can move quickly when priced well. A short DOM in a new‑home community does not mean the same thing as a short DOM in a mature Georgetown neighborhood. Builders may also market a floor plan for longer periods that do not match typical resale timelines.
For any new build, verify delivery timelines, warranties, and what is included. For resale homes, confirm permits for additions, roof replacements, or major systems so you compare apples to apples.
The hidden reasons DOM resets
Some listing strategies intentionally reset current DOM. Canceling and relisting can create a “new listing” buzz even if the home has been on the market for months. Status toggles, like “temporarily off market” followed by “active,” can also change the clock based on MLS rules.
Do not assume urgency based on a low DOM number. Ask your agent to pull the CDOM and the complete status history. If the listing has been re‑entered multiple times, you can use that context to set expectations and shape your offer.
The buyer checklist beyond DOM
When you see a DOM number on an IDX listing, verify the story behind it:
- Price history
- Confirm all prior list prices and the dates of changes.
- Look for patterns like multiple reductions or an initial overshoot.
- Cumulative days on market and status history
- Ask for the MLS printout with active, withdrawn, relisted dates.
- Listing source differences
- Compare DOM across the local MLS, the brokerage site, and major portals, then note any differences.
- Inspection and disclosure history
- Ask about prior inspections, known defects, or repair requests.
- Offer and contingency history
- Was the home under contract before, and why did it return to market?
- Comparable absorption rate
- Compare the home’s DOM to average DOM for recent solds in the same subdivision and price range.
- Construction or title flags
- For new builds, verify delivery timelines and warranties. For resale, check permits, liens, or estate status.
- Agent questions
- Ask why the property is still available, any offers received, and any seller deadlines.
- Watch for manipulations
- Look for repeated relists that may artificially lower displayed DOM.
A quick phrase you can use: “Show me the full MLS status and price history, CDOM, recent comps in this neighborhood, and any inspection reports or known issues.”
Smart next steps for buyers
Treat DOM as a signal, not a verdict. Pair it with price history, condition, and local comps. Use it comparatively, not in isolation.
If DOM is short and you want the home:
- Get pre‑approval ready and schedule a showing immediately.
- Consider strategies that are common locally, like clean offer terms and clear timelines.
If DOM is long and you want a deal:
- Ask targeted questions about seller motivation and any inspection findings.
- Structure your offer with appropriate contingencies and realistic timelines.
If DOM looks artificially low:
- Request CDOM and the relist reasons before assuming you need to rush.
- Watch for price‑reduction alerts, which can be more actionable than raw DOM.
Local data to request
Ask your agent for a current MLS snapshot for Georgetown or your target neighborhoods. This should include median DOM, inventory by price band, and absorption rates. A Comparative Market Analysis should show average DOM for true comps, price per square foot trends, and closed sale timelines in the same subdivision.
Use public records to validate key details. Williamson County Appraisal District records can confirm ownership and tax history. City of Georgetown permit records can help you verify major alterations or additions. Use consumer portals for broad trend context, then verify any DOM and history details with the MLS printout.
Common pitfalls to avoid
- Reading DOM without CDOM. Always ask for cumulative days on market.
- Ignoring micro‑markets. Compare to DOM for similar homes in the same subdivision or zone, not countywide averages.
- Confusing new construction DOM with resale DOM. They behave differently.
- Overreacting to low DOM. Verify whether it is a relist before you rush.
- Assuming high DOM means a broken home. Sometimes the home is unique and needs a specific buyer.
Bottom line
DOM is useful, but it is not the whole story. In Georgetown and Williamson County, new construction activity, relists, seasonality, and neighborhood nuances can all shift what a single number means. When you pair DOM with price history, CDOM, comps, and condition, you can act with confidence.
If you want a calm, data‑driven plan for your search, we are here to help. Reach out to Black White Real Estate for a neighborhood‑level DOM snapshot, a tailored CMA, or to get your questions answered. Get Your Instant Home Valuation and take your next step with clarity.
FAQs
What does Days on Market mean on Georgetown listings?
- DOM counts the days a property has been publicly active for sale in the MLS until it moves off market, which helps you gauge market interest and timing.
What is the difference between DOM and CDOM?
- DOM tracks days for the current listing only, while CDOM adds up all active days across multiple listing periods for the same property when supported.
Why does the same home show different DOM on different websites?
- Sites refresh at different times and may follow different rules, so portal DOM can lag or reset differently than the MLS DOM you see in an agent printout.
Is a low DOM always a bidding war in Williamson County?
- Not always. It can reflect sharp pricing or a relist. Ask for CDOM, price history, and recent comps to confirm whether multiple offers are likely.
How should you negotiate when DOM is high?
- Investigate why it has not sold, review disclosures and price changes, and use comps to support a fair offer that reflects condition and seller motivation.
How do new construction listings affect DOM in Georgetown?
- Spec homes can sell quickly when priced well, which lowers average DOM. Compare new builds and resale homes separately since their timelines differ.
