Trying to read the Durham market by watching prices alone can feel confusing. You might see one home sell in a week while another sits, and wonder what it means for your plans. When you understand inventory, months of supply, days on market, and the list-to-sale ratio, you can price and negotiate with confidence in 27713. This guide breaks down each metric in plain language and shows how to apply them to your next move. Let’s dive in.
Active inventory: the supply snapshot
Active inventory is the number of homes currently listed for sale and not under contract. It’s the simplest way to see how much choice buyers have right now.
Different platforms define “active” a bit differently. To keep things consistent, rely on the local MLS for the most accurate status definitions. You can verify terms and reporting norms through the Triangle MLS.
Use inventory as a quick gauge of competition. More active listings usually mean more options for buyers and more competition for sellers. Fewer listings usually point to tighter conditions and faster decisions.
Months of supply: supply vs demand
Months of supply compares how many homes are for sale to how quickly they’re selling. The formula is simple: active listings divided by average monthly closed sales.
- Example approach: If you average closed sales over the last 3 or 12 months, you smooth out one-off spikes.
- Benchmarks: A common guide is that around 6 months of supply signals a balanced market. Less than about 3 months tends to favor sellers; more than 6 months tends to favor buyers. You can read broader context from NAR Research & Statistics.
Months of supply helps set expectations. Low supply often supports strong pricing and quicker timelines. Rising supply can stretch marketing time and increase negotiation.
Days on market: how fast homes go
Days on market (DOM) measures how long a home takes to go under contract. Median DOM is usually more useful than average because it reduces the impact of outliers.
- Short DOM: Signals strong demand and the potential for multiple offers. You may need to act quickly.
- Long DOM: Suggests softer demand, more room to negotiate, and a higher chance of price reductions.
Keep in mind that coming-soon listings and other tactics can affect reported DOM, so consider both DOM and price-change history when you assess a listing.
List-to-sale ratio: negotiation signal
The list-to-sale ratio is sale price divided by the last list price, expressed as a percentage.
- Over 100%: Buyers often bid above list. Expect competition.
- Around 98–100%: Homes are selling close to asking.
- Well under 98%: Sellers may be negotiating more or reducing list prices.
If you want to compare to original list price, specify that metric, since it can tell a different story than the last list price.
How to use the metrics together
Looking at one number rarely tells the full story. Use the combo below to guide your approach in 27713.
Low supply + short DOM + list-to-sale near or above 100%:
- Buyers: Get pre-approved, move fast, and prepare a strong initial offer. Consider stronger earnest money and clean terms.
- Sellers: Price close to market value to create interest. Set clear showing and offer timelines.
Rising supply + longer DOM + list-to-sale below 100%:
- Buyers: Offer at or below list based on comps. Ask for repairs, credits, or closing-cost help when justified.
- Sellers: Price realistically and plan for strategic reductions if showings stay slow. Consider concessions to widen your buyer pool.
Pricing guidance for 27713 sellers
You want to maximize value without scaring off the best buyers. Use months of supply and DOM to set a pricing lane.
- If supply is tight and DOM is short, a competitive price often draws multiple offers and better terms.
- If supply is growing and DOM is rising, lean on fresh comps and consider early adjustments to stay ahead of the market.
- Watch the list-to-sale ratio in your price band. If most nearby sales close at or above list, there is likely less room for negotiation.
Premium presentation matters in every market. Professional photography, clear staging, and targeted digital marketing help capture early attention and shorten time to offer.
Buyer strategies tailored to speed
As a buyer, you can use these signals to avoid overpaying or missing out.
- In a faster market: Tour quickly, write clean offers, and know your ceiling so you do not stretch past appraised value. Talk with your lender about appraisal risks if prices are rising quickly.
- In a slower market: Use DOM, price-reduction history, and comps to justify your offer. Ask for inspection and appraisal protections that fit your goals and lender requirements.
Luxury micro-markets: why they diverge
High-end enclaves can behave differently from the broader 27713 zip. Hills of Rosemont in Durham and select Cary neighborhoods often show unique patterns.
- Smaller buyer pools: Fewer qualified buyers can lead to longer DOM without signaling weak demand.
- More variability: Unique architecture and lot features make comps harder, so list-to-sale ratios can swing.
- Seasonal timing: High-end buyers sometimes move on different timelines, which can create more pronounced seasonal shifts.
In these segments, focus on 12-month trends to reduce the impact of small sample sizes. Tailor pricing and marketing to the property’s distinct features and likely buyer profile.
Local drivers of demand in the Triangle
In and around 27713, demand often follows access to major employment centers and amenities. Proximity to RTP, area universities, and everyday conveniences influences how quickly homes move across price tiers. Micro-markets adjacent to key commute routes or popular amenities can remain resilient even when broader inventory rises.
How to get reliable 27713 numbers
When you want zip-level clarity, use consistent sources and clear date ranges.
- Use the Triangle MLS for current active listings, pending statuses, and closed sales. Pull 1-, 3-, and 12-month views.
- Confirm final sale prices and recording dates in public records through the Durham County official site.
- For definitions and broader context, lean on NAR Research & Statistics and North Carolina REALTORS®.
Always label the period you’re reporting, such as “month ending [date], 3-month average.” Segment by price tier when possible, since entry-level and luxury homes rarely move in lockstep.
Quick checklist for your next decision
Use this list to frame your pricing or offer strategy in 27713.
- Active inventory right now
- Months of supply using a 3- or 12-month sales average
- Median DOM in your price band
- List-to-sale ratio for the last 90 and 365 days
- Percent of listings with recent price reductions
- Recent closed comps most similar to your home
Your next step
Whether you’re pricing a home in 27713 or evaluating an offer this week, a clear read on supply, DOM, and list-to-sale ratios can protect your time and your bottom line. If you want help pulling the right reports and shaping a plan that fits your goals, connect with Karen Coe for a local, data-informed strategy.
FAQs
How fast is the 27713 market right now?
- Look at current months of supply and the median days on market from the Triangle MLS; low supply and short DOM suggest faster conditions, while rising supply and longer DOM point to slower movement.
How should I price my 27713 home?
- Base your list price on recent comparable sales, months of supply, and median DOM in your price tier; in tight markets, price competitively to attract early interest, and in slower markets, price near the comp median and plan for strategic adjustments.
How much room do buyers have to negotiate in 27713?
- Use the recent list-to-sale ratio and the share of listings with price reductions; if most sales close at or above ask, negotiation is limited, but frequent reductions and ratios under 100% indicate more flexibility.
Do luxury homes near 27713 follow the same rules?
- Not always; smaller buyer pools and unique features mean longer DOM and wider list-to-sale swings, so use 12-month trends and a tailored pricing and marketing plan.
