Why 45 Days on Market Changes Everything: A Vegas Realtor's Truth Bomb

Listen, I've walked through enough Henderson homes and toured countless Summerlin properties to tell you something most agents won't admit up front: there's magic in the number 45. Not the good kind of magic, like finding a pool home under $500k. The otherkind.

We call it DOM in the business—Days on Market. It's literally how long a house has been sitting there, waiting for someone to fall in love with it. And here in Las Vegas, when that counter hits somewhere between 45 and 50 days? That's when everything shifts.

The 45-Day Cliff

Here's what happens. A seller lists their home. They're pumped. Their agent promises the moon. Week one? Lots of showings, maybe an offer or two. Week two? Still hopeful. By week four, they're checking their phone every hour asking why nobody wants their beautiful baby.

Then day 45 rolls around.

This is where I've seen it play out across every neighborhood—from Blue Diamond to Anthem Hills. Once that listing hits the 45-day mark, it becomes what I call ""officially stale bread."" Not moldy yet, but nobody's grabbing it off the shelf without squeezing it first.

Why This Number Matters to You

If you're buying? This is your moment. That 45-50 day window is when sellers start having real conversations. The kind that begin with ""maybe we priced it too high"" and end with ""let's look at that offer again.""

I've watched this pattern repeat itself in Seven Hills, Aliante, even the fancy custom homes in The Ridges. The conversation completely changes. Suddenly your lowball offer from week two doesn't look so insulting anymore.

Power shifts. That's the simple truth.

What Actually Happens Behind the Scenes

Around day 45, I'm usually having a come-to-Jesus meeting with my sellers. ""The market's telling us something,"" I'll say, probably while we're standing in their kitchen for the third time, discussing why eighteen showings produced zero offers.

Nine times out of ten, a price reduction is coming. Could be $5,000, could be $25,000. Depends on how stubborn—sorry, I mean confident—they've been about their asking price.

For buyers working with me, I'm tracking these DOM numbers like a hawk watches a french fry at a park. When I see a property you liked creeping toward that 45-day mark, we're circling back. Time to make your move.

The Vegas Twist

Our market moves faster than a tourist driving on the Strip for the first time. During hot markets, that 45-day signal might compress to 30. In slower times, it stretches to 60. Right now, we're seeing pretty classic 45-50 day patterns across most price points and neighborhoods.

The principle stays the same though. Time creates pressure. Pressure creates flexibility. Flexibility creates deals.

Your Takeaway

Don't fall in love with fresh listings if you want negotiating power. Sometimes the best move is patience. Let that DOM counter tick up. Watch for the price drop notification. Then strike.

Or if you're selling? Don't let your agent let you become that 45-day statistic. Price it right from day one, and you'll never have to learn this lesson the hard way.

Trust me on this one. I've got the battle scars and the closed deals to prove it.