Why Homes Are Sitting Longer in VT & NH (And What It Really Means for Buyers)

Max De. February 27, 2026

After a few years of wild, fast-paced market conditions, things are starting to feel different in Vermont and New Hampshire. You may have noticed that “For Sale” signs are lingering a little longer in your dream neighborhoods. A home that might have been snapped up in a weekend last year is now available a few weeks later. This naturally leads to a critical question for any savvy buyer: Is a home with a high Days on Market (DOM) a warning sign of hidden problems, or is it a golden opportunity in disguise?

The truth is, it can be a bit of both… lets dive in.

A Finger on the New England Market Pulse A Shift towards Balance

What we are seeing across Vermont and New Hampshire is a much-needed return to a more balanced and sustainable pace. The frenzy is fading, but demand remains strong. For instance, in early 2026, the median Days on Market for a single-family home in Northwest and Central Vermont climbed to 41 days, a significant jump from the year before

Similarly, New Hampshire saw its average DOM increase, even as home prices continued to set records

This normalization is actually good news for buyers. It means you have more time to think, to perform due diligence, and to make a decision that feels right for you, not one forced by a bidding war. For a deeper dive into the latest local data, you can explore the Woodstock, Vermont real estate trends for 2026.

Decoding Days-on-Market | Separating DOM Fears From Reality

Days on Market is one of the most misunderstood metrics in real estate. It’s easy to see a high number and immediately assume the worst, but the story is often more nuanced.

Myth: A High DOM Means the Property Is Flawed

While it’s true that a home with serious issues will likely sit on the market, it is far from the only reason for a high DOM. More often than not, a longer listing period is due to factors that have nothing to do with the home’s quality. These can include an initial asking price that was too ambitious, poor quality listing photos that failed to attract buyers, or simply listing during a slower season, like the middle of a New England winter. A high DOM is not a stop sign; it is a signal to investigate further.

Reality | DOM Is a “Negotiation Thermometer”

Think of DOM as a gauge of seller motivation. In the first couple of weeks, a seller is often at their most confident. But as the weeks turn into months, the pressure can start to build. The carrying costs of the home continue, and the initial excitement fades. This is where a smart buyer can find an opening. As one Reddit user wisely put it, after 30 to 60 days, a seller is often experiencing “real financial and emotional pressure,” which can make them more receptive to a well-reasoned offer.

The Seller’s Playbook | Common Mistakes That Create Buyer Opportunities

To understand how to find these opportunities, it helps to understand the common missteps sellers make. By far, the biggest mistake is overpricing the home from the start. Many sellers believe they should list high to “leave room for negotiation,” but this strategy frequently backfires. A property receives the most attention from serious buyers within the first few weeks of being listed. If the price is out of sync with the market, it gets overlooked, and that crucial initial momentum is lost. For more insights into the selling process, you can review our guide for sellers.

Other mistakes, like not preparing the home for showings or being inflexible with showing times, can also contribute to a longer time on the market. These are all factors that have little to do with the quality of the home itself but create a window of opportunity for a prepared buyer.

Become a Market Detective

When you see a home that has been on the market for a while, put on your detective hat. Work with your agent to dig into the property’s history. Why has it not sold? Was it overpriced and has since had a price reduction? Did a previous offer fall through due to financing, not an inspection issue? Understanding the “why” is the key to crafting a successful offer. This is one of the most important tips for first-time buyers in the Upper Valley.

Find Your Edge With a Custom Market Strategy

The real estate market is in a constant state of change, but one thing remains true: a smart, personalized strategy will always give you an edge. A slower market rewards buyers who are patient, prepared, and strategic. It’s a time to do your homework, understand the local dynamics, and negotiate from a position of strength.

If you are ready to find your advantage in the Vermont or New Hampshire real estate market, let’s connect. Need professional real estate help ? Contact us today at Sandy and Brooks Reavill.