Ever scroll through Reston listings and wonder why one home sells in 3 days while another sits for 53? If you are buying or selling, that number can feel like a signal you cannot ignore. You want to read Days on Market the right way so you can time your move, price smartly, and negotiate with confidence. In this guide, you will learn what DOM and CDOM really mean in our area, how relists and price changes show up, and how to use the data to make better decisions. Let’s dive in.
DOM vs. CDOM in Reston
Days on Market, or DOM, is the count of days the current listing has been actively for sale in the MLS. It reflects the time since the most recent listing entry went live. You will see this number on many public portals, but their display can lag the MLS.
Cumulative Days on Market, or CDOM, adds up exposure across multiple listing events for the same property. If a home was listed, withdrawn, and relisted, CDOM is designed to show total time on the market across those events. CDOM helps you see the full picture rather than only the latest listing’s timer.
In Northern Virginia, Bright MLS is the regional system. Bright MLS and local associations use CDOM and apply rules that discourage “resetting” a listing by relisting without real change. Exact triggers and thresholds can vary by policy. Ask your agent to confirm CDOM and the full listing history before you decide.
Relists, cancellations, price changes
Relisting a property can create a fresh DOM for the current entry, but CDOM often carries forward. That means a home that looks “new” to casual portal users may have a longer total market history that agents can see. This protects buyers and sellers from misleading resets.
Cancel and relist tactics are restricted by MLS rules that require accurate history. The intent is to keep the market transparent and to prevent manipulation of days on market. If you see a short DOM but a deep price-history timeline, that is a clue to look closer.
Price changes are recorded in the MLS and are typically visible on public portals. Several reductions can signal a shift in seller strategy. For buyers, a recent meaningful price drop may invite action. For sellers, a planned price strategy can reduce CDOM by meeting the market sooner.
Agent or brokerage changes can create a new listing ID. The current DOM may look short, but CDOM or the listing history will usually reflect prior exposure. Always review the full history before drawing conclusions from a single number.
Why DOM differs across Reston
DOM is not one-size-fits-all in Reston. It shifts by property type, price band, location, condition, and the time of year.
- Property type. Condominiums often shows higher median DOM than detached homes. Buyer pool size, financing for certain condo communities, and HOA rules or fees can all influence time to sell. Townhomes and older detached homes in less-updated condition can also take longer than move-in-ready detached homes.
- Price point. Entry-level tiers usually move faster because more buyers are active there. Unique or higher-end properties often take longer because the buyer pool is smaller.
- Location and transit. Proximity to Reston Town Center, the Silver Line stations at Wiehle-Reston East and Reston Town Center, and major job corridors can shorten DOM because daily convenience is a strong driver of demand.
- Age and condition. Updated kitchens and baths, fresh paint, efficient systems, and strong curb appeal can reduce DOM. Homes needing major work tend to sit longer.
- Seasonality and inventory. Spring brings more buyers and often lower DOM. Winter can add days. When there is more supply than demand, DOM climbs. When inventory is tight, DOM falls.
- Rates and local economy. Mortgage rate trends and broader D.C. metro employment conditions affect buyer urgency. Pricing strategy and marketing intensity by the listing agent also play a role.
Seller playbook: use DOM wisely
- Price to the market. Long DOM often points to price misalignment or condition issues. Right-pricing within your micro-market reduces days and protects your negotiating power.
- Watch CDOM and history. Focus on total exposure, not just the current DOM. If CDOM is climbing, consider a timely price improvement or stronger presentation.
- Stage and launch well. Professional photos, light repairs, and clear staging help you win attention in the first week. Early momentum reduces DOM and invites stronger offers.
- Time your listing. If your timeline is flexible, list into high-activity windows. In Reston, late winter through spring often produces faster results.
- Make adjustments with purpose. If you need to relist, do it with a clear change in price, condition, or marketing. This signals seriousness and helps buyers re-engage.
Buyer playbook: read DOM like a pro
- Look beyond one number. A high DOM can increase leverage, but ask why. Review price history, days since the last change, and any relist patterns.
- Pair DOM with location. Low DOM near Metro or Reston Town Center can indicate strong demand and possible multiple offers. Move quickly if it fits your needs and budget.
- Use CDOM to gauge motivation. A long CDOM plus several reductions can indicate flexibility on terms or price. Coordinate with your agent to shape a smart offer.
- Consider terms, not just price. On higher-DOM homes, sellers may accept cleaner timelines or credits for repairs. Verify motivation through your agent before assuming.
- Watch for recent improvements. A significant price drop or fresh renovations can reset buyer interest even if CDOM is high. Good homes can still move quickly after a change.
Quick checks before you decide
- Ask your agent for CDOM and the full MLS listing history.
- Note the date and size of the last price change.
- Compare DOM to similar homes in the same Reston micro-market.
- Evaluate condition, updates, and any HOA or condo fee factors.
- Consider seasonality and current inventory conditions.
- Align offer or pricing strategy with the seller’s timeline and constraints.
Reston scenarios that explain DOM
Condo near Silver Line
A two-bedroom condo close to Wiehle-Reston East can sell quickly if it is well priced and updated. Transit access attracts commuting professionals. In tight inventory, DOM may be very short.
Townhome farther from transit
A three-level townhome in a quieter neighborhood away from Metro may take longer if it needs cosmetic updates or has higher fees. A small price improvement and fresh staging can shorten time on market.
Custom home on a larger lot
A unique detached home with a larger lot can see higher DOM due to a smaller buyer pool. Professional marketing and target pricing help reach the right audience. Expect more showing lead time and a longer negotiation cycle.
Why local guidance matters
DOM and CDOM are useful, but they are only signals. The real value is how you apply them to Reston’s micro-markets and your goals. A strong launch, clear pricing, and responsive negotiation can reduce days and raise your final price.
You deserve a team that treats DOM like a strategy tool, not a scoreboard. Our practice blends local insight with a track record of low days on market and strong above-list results. If you are planning a move in Reston or Fairfax County, let’s talk about timing, pricing, and a clear plan. Reach out to Jeff Major Homes to get started and get a free home valuation.
FAQs
What does DOM vs. CDOM mean in Reston?
- DOM is days on the current listing. CDOM totals exposure across multiple listing events, giving you the full market-time picture for a property.
Do relists reset days on market?
- Not automatically. Regional MLS rules use CDOM and listing history to prevent simple resets, so prior exposure often still counts.
How should a buyer use a high DOM?
- Treat high DOM as a clue to ask why. Review price history, recent changes, and condition, then shape price and terms with your agent.
Why do some Reston condos take longer?
- Condos can show higher DOM due to financing, HOA rules or fees, and buyer pool size, though transit-proximate locations can offset this.
Does a 1-day DOM mean a brand-new listing?
- Not always. It may be a new entry or a relist after an agent change. Ask for CDOM and the full listing history to confirm.
