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The Rise of Stale Listings: A New Reality for Home Sellers

Written by Gia Marshello

The real estate market is witnessing a surge in “stale” listings—homes lingering unsold for months—raising concerns about seller pricing strategies. In fact, in December 2024, half of active listings had been on the market for 70 days or more, a jump from 61 days the previous year and the longest median time since 2019. Moreover, a growing 24.3% of listings have been on the market for over 180 days, the highest percentage for a December since 2020.

The Rise of Stale Listings: Pricing: The Core Issue

Experts cite overpricing as the primary cause of stagnation. Furthermore, many sellers still base their expectations on the post-pandemic buying frenzy of 2021–2022, when prices soared. Realtor.com’s Joel Berner notes that sellers often resist pricing adjustments, even as market dynamics shift due to higher mortgage rates—now approaching 7%—which have curbed buyer demand and subsequently slowed sales.

While national home prices continue to grow, the pace is much slower, with some markets experiencing flat or declining values. Therefore, sellers must adjust to this new normal to avoid prolonged market time and significant price reductions later.

The Rise of Stale Listings: Geographic Trends

Time on the market has increased in 46 of the 50 largest metro areas. In addition, the steepest rises were observed in Nashville, TN (+22 days), Orlando, FL (+21 days), and Rochester, NY (+21 days). Similarly, states like Arizona, California, and Texas are among those seeing homes sit longer than pre-pandemic levels from 2017 to 2019.

The Rise of Stale Listings: Adjusting to Market Realities

Real estate professionals suggest that rising stale listings are not a crisis but rather a return to pre-pandemic norms, where homes typically took three to five months to sell. Consequently, sellers should focus on correct pricing and consider minor updates—like fresh paint or landscaping—to attract buyers. Alternatively, if a listing remains unsold after months, pulling it from the market temporarily and relisting can also be effective.

Ultimately, sellers must embrace realistic pricing to successfully navigate this evolving landscape. As Berner puts it, “The sky isn’t falling on sellers. We’re just getting back into a sustainable market pace.”

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