Not Every Seller Is Desperate

One of the most common assumptions buyers make is that a property with a long Days on Market (DOM) must have a desperate seller behind it.

The thinking often goes something like this:

"It's been sitting for months."

"They must be getting worried."

"They'll probably take a much lower offer."

Sometimes that's true.

Sometimes it isn't.

The reality is that every seller has a different reason for selling, a different financial situation and a different idea of what makes a move worthwhile.

A Long DOM Doesn't Automatically Create A Motivated Seller

A property may have been listed for 30 days.

90 days.

180 days.

Or longer.

That number tells buyers how long the property has been available.

It does not automatically reveal how motivated the seller is.

Some sellers are highly motivated.

Some are patient.

Some are testing the market.

Some are waiting for the right buyer.

And some are perfectly comfortable staying where they are.

DOM and seller motivation are not always the same thing.

Wanting To Sell Is Different Than Needing To Sell

Many sellers would like to move.

They may want less maintenance.

They may want a different layout.

They may want to be closer to family.

They may want to downsize.

But wanting to move and needing to move are two very different things.

A seller may genuinely want to sell their home.

That doesn't mean they're willing to accept an offer that no longer makes sense for their situation.

Replacement Housing Still Matters

One thing buyers sometimes overlook is that sellers usually need somewhere to live after they sell.

The seller isn't just comparing your offer to their current home.

They're comparing it to their next housing option.

If replacement housing remains expensive, limited or difficult to find, accepting a significantly lower offer may not improve the seller's situation.

In some cases, it may make it worse.

Selling low only works if the next move still makes sense.

Selling Low Doesn't Automatically Mean Buying Low

A common argument buyers make is:

"If the market is down, you'll buy your next home for less too."

There may be some truth to that.

But replacement housing is rarely that simple.

The seller still needs to find a property that fits their needs.

The seller still needs to compete with other buyers.

And the seller may discover that the homes they actually want are not selling at the discounts they expected.

A lower sale price only makes sense if the next move still makes sense.

Not Every Discount Makes Sense

Buyers sometimes look at a property and think:

"If the seller reduced the price by $100,000, $200,000 or even $300,000, I'd be interested."

That's a reasonable thought from a buyer's perspective.

But sellers are evaluating a very different equation.

A significant price reduction may eliminate the financial benefit of moving altogether.

It may make replacement housing less attainable.

It may require compromises the seller is unwilling to make.

And in some cases, it may simply make staying put the better option.

A seller who would happily move at one price may have no interest in moving at another.

That's why a property remaining on the market does not automatically mean the seller will eventually accept a dramatically lower offer.

Sometimes the seller's conclusion is surprisingly simple:

"At that price, I'd rather stay."

Age In Place Is A Real Strategy

There is a reason the phrase "aging in place" exists.

Many homeowners have spent years creating a home that works for their lifestyle.

They know the neighbourhood.

They know the neighbours.

They know the maintenance history.

They know every improvement that has been made over the years.

For many homeowners, staying where they are remains a perfectly reasonable option.

Especially if moving requires significant compromise.

Not Everyone Has A Mortgage

Another assumption buyers sometimes make is that every seller is carrying significant monthly costs.

That's not always the case.

Some homeowners have owned their properties for decades.

Some have paid off their mortgages entirely.

Others carry very little debt.

A seller with minimal carrying costs may evaluate offers very differently than a seller facing substantial monthly expenses.

Financial situations vary dramatically from one household to another.

Every Seller Has A Walk-Away Price

Most sellers have a price where selling makes sense.

They also have a price where it doesn't.

Below that point, they may decide to:

Stay put.

Delay the move.

Rent the property.

Remove the listing.

Or simply wait for different market conditions.

Not every seller reaches the conclusion that selling at any price is better than not selling.

Sometimes the most overlooked option is simply not selling.

A Lower Price Isn't Always A Better Deal

Buyers naturally focus on the purchase price.

That's understandable.

But purchase price is only part of the equation.

A lower-priced home may require renovations.

Updates.

Repairs.

Landscaping.

New mechanical systems.

Or years of projects after closing.

Another buyer may choose to pay more upfront and avoid those costs altogether.

Neither choice is wrong.

But they are different choices.

That's why two buyers can look at the same property and reach completely different conclusions about value.

What Buyers Often Forget

Buyers naturally focus on the opportunity in front of them.

The potential discount.

The potential savings.

The negotiation.

That's understandable.

But sellers are evaluating a much bigger picture.

Moving costs.

Replacement housing.

Lifestyle changes.

Family considerations.

Future plans.

A seller may look at an offer and conclude:

"At that price, selling no longer improves my life."

That's not stubbornness.

That's a decision.

PMB Takeaway

A property being listed for sale does not automatically mean the seller is desperate.

Some sellers are highly motivated.

Some sellers are patient.

Some sellers are willing to wait.

And some sellers would rather stay where they are than accept an offer that doesn't make sense for their situation.

A long DOM may tell buyers how long a property has been available.

It does not automatically tell them how motivated the seller is.

Understanding that difference can change the entire conversation.

Join The Conversation

Have another perspective or experience to share? Whether you're a buyer, seller, agent, builder or other real estate professional, we'd love to hear it.

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About Property MarketBase (PMB)

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The information provided in this article is for general informational and educational purposes only and should not be considered legal, financial, tax, appraisal, inspection, or real estate advice. Readers should conduct their own research and seek professional advice where appropriate.