Ever wonder why some Fort Lauderdale homes get snapped up in a week while others sit for months? If you are buying or selling in Broward, that gap can be the difference between winning the home you want or leaving money on the table. The key is understanding Days on Market and what it signals. In this guide, you will learn what DOM and CDOM mean, how they behave in Fort Lauderdale’s seasonal market, and how to use them to make smarter decisions. Let’s dive in.
DOM basics in Fort Lauderdale
Days on Market (DOM) is the number of days from when a property first appears as an active listing in the local MLS to when it goes under contract or is marked sold/under contract. It shows how long a home was publicly listed before an accepted offer.
Cumulative Days on Market (CDOM) totals the days a property has been actively listed across one or more listing periods. CDOM helps you see the true exposure time even if a seller withdraws and relists the property.
MLS systems handle DOM and CDOM differently. Some track CDOM automatically across relists, while others reset DOM when a listing is withdrawn and reactivated under a new MLS number. Always confirm which field your agent is using and review the listing history for the full picture.
Why DOM matters
Low DOM usually points to stronger demand in that neighborhood or price band. These homes often draw multiple offers and sell at or above list. High DOM often signals overpricing, property condition issues, or a mismatch between marketing and buyer expectations.
Trends are more useful than a single data point. Watch whether median DOM is rising or falling in your segment and pair it with inventory or absorption rate to see if conditions favor buyers or sellers.
What affects DOM here
Seasonality in South Florida
Fort Lauderdale is seasonal. Demand tends to increase from late fall through spring as out-of-state and international buyers are in town. You can expect shorter DOM in high season and longer DOM in the summer months.
Property type differences
Condos, especially older high-rise stock, often show longer DOM due to financing constraints, HOA approval timelines, and investor cycles. Single-family homes can move faster when priced correctly, though unique waterfront properties can still take longer because the buyer pool is smaller.
Price bands and uniqueness
Entry-level price points usually move quickly because the buyer pool is largest. Mid-market segments can move briskly when inventory is tight. Luxury and highly unique properties often have longer DOM because fewer buyers are qualified and searching at that level.
Condition and marketing
Condition, presentation, and clarity matter. Incomplete disclosures, limited photos, or weak staging can lengthen DOM even when pricing seems competitive.
How to read DOM by price band
Start by segmenting the market. Here are practical bands often used in Fort Lauderdale and the surrounding Broward market:
- Under $300k (entry)
- $300k–$500k
- $500k–$800k
- $800k–$1.5M
- $1.5M+
Then look at median DOM for your band and property type. Use these rules of thumb to frame expectations:
- Median DOM under 30 days: faster-than-average segment with strong demand.
- Median DOM 30–90 days: balanced to mildly slow; pricing and presentation matter.
- Median DOM over 90 days: slower segment; expect more negotiation and longer timelines.
These are starting points. Calibrate to the latest local MLS medians and the time of year you plan to list or buy.
Relists, resets, and CDOM
Relisting can reset DOM in some MLS systems, making a property look “new” when it has actually been on the market longer. CDOM and listing histories help reveal the true exposure time.
Common reset triggers include withdrawing and reactivating a listing, re-listing under a new MLS number, or creating a new listing record after a price change. Because public portals may calculate “days on site” differently than the MLS, verify exposure time with CDOM and the full listing history before you draw conclusions.
Analyze DOM like a pro
Use this simple framework to understand DOM in Fort Lauderdale:
- Pull the right data
- Time window: last 6–12 months for a current view and seasonal context.
- Geography: Fort Lauderdale city, with comparisons to Broward County and the Fort Lauderdale–Pompano Beach–Deerfield Beach metro.
- Property type: single-family, townhome, condo/co-op, waterfront vs non-waterfront.
- Status history: DOM, CDOM (if available), dates of price reductions, number of reductions, final sale price vs original list price.
- Segment by price band
- Use the bands listed above, or adjust based on local median prices.
- Calculate the key metrics
- Median and mean DOM.
- Share of sold listings that went under contract in 30, 60, and 90 days.
- Median percent of original list price received.
- Median number of price reductions and days to first reduction.
- Share of listings with a relist or withdraw/reactivate event.
- Months of inventory and absorption rate for context.
- Interpret with rules of thumb
- If median DOM is under 30 days and 30–40% of sales happen in the first 2–3 weeks, expect competition and plan accordingly.
- If the typical number of price reductions is greater than one and the first cut happens within 30–45 days, sellers may be starting too high for that segment.
- Account for relists
- Prefer CDOM when available. If not, reconstruct “true exposure” by adding active days across successive listing events for the same property.
Action plans based on DOM
For sellers
- Watch the first 2–3 weeks. If showings are slow in that window, reassess pricing, photos, staging, and marketing.
- Use a disciplined price strategy. Many segments call for a first reduction within 30–45 days if traffic and feedback lag.
- Time your launch. Listing in high season (roughly November through April) can shorten DOM, but inventory also rises in spring. Balance timing with pricing.
- Avoid serial relisting. High CDOM can signal fatigue to buyers. Improve condition and marketing before returning to market to reset the narrative.
For buyers
- Move fast in low-DOM segments. Have pre-approval ready and be prepared to write within the first week to compete.
- Use high DOM to negotiate. Properties with longer exposure or multiple price cuts may offer flexibility on price and terms.
- Verify history. A “new” listing may have a long CDOM. Review listing comments, price history, and, for condos, HOA documents and approval timelines.
- Align financing early. Coordinated financing can speed closing and strengthen your offer in fast-moving segments.
What to watch next
Track median DOM by property type and price band monthly to see if momentum is shifting. Pair DOM with months of inventory and the share of homes that go under contract within 30 days. In Fort Lauderdale’s seasonal market, small changes in these numbers can quickly affect your strategy.
Ready to make a confident move?
Whether you are pricing a waterfront listing or targeting a condo with negotiable terms, a clear read on DOM can save you time and money. For a tailored DOM analysis and a plan aligned to your goals, connect with Morris Hall. Schedule a Consultation and move forward with confidence.
FAQs
What does Days on Market mean in Fort Lauderdale?
- It is the number of days a home is publicly listed in the local MLS before it goes under contract; it reflects buyer demand and pricing fit in this market.
Is a higher DOM always bad for sellers in Broward?
- Not always; unique or luxury properties naturally take longer, so compare DOM within your price band and property type before judging performance.
How soon should a seller consider a price reduction?
- Many segments reassess within 10–21 days in faster markets and 30–45 days in balanced or slower markets, based on traffic and feedback.
Can I trust the DOM shown on real estate portals?
- Use portal DOM as a guide, but verify with MLS data, CDOM, and listing history because portals may calculate “days on site” differently.
How does seasonality affect DOM in Fort Lauderdale?
- Demand often rises from November through April, which can shorten DOM; summer months typically see longer market times.
What is CDOM and why does it matter to buyers?
- Cumulative Days on Market totals exposure across relists, helping you spot properties that appear “new” but have been marketed longer than DOM suggests.
