Private Seller Intelligence

Homes Under $1 Million

• December – ~32 days
• January – ~38 days
• September – ~46 days
• August – ~50 days

• Entry-level and workforce buyers are highly motivated
• Less seasonality sensitivity
• Buyers act quickly when inventory is tight

Winter and late summer listings sell fastest due to constant demand and limited supply. December and January activity is often influenced by year-end tax strategies. However, price drives this bracket—homes under $1M sell quickly regardless of month.

Homes $1.5M–$3M

• August – ~39 days
• January – ~46 days
• October–November – ~57 days
• March–May – ~63 days

• February & April (110+ days average)
• September

• This is the core second-home / discretionary buyer segment
• Purchases align with ski season
• School schedules influence timing
• Year-end tax strategy planning

Late summer and early winter listings outperform spring launches. Fall sees higher transaction volume, but often with increased seller flexibility and price reductions—making it stronger for buyers than sellers.

Homes Over $5 Million

• March – ~44 days
• September – ~58 days
• October – ~65 days
• August – ~73 days

• January
• April
• November–December

• Ultra-luxury buyers are highly deliberate
• Less seasonal, but very timing-specific
• Purchases align with portfolio planning and liquidity events

Ultra-luxury homes perform best when launched during strategic “quiet windows,” not peak listing seasons.