Threshold: if your neighbourhood median is 22 days and you’re at 35+ days, that’s 60% above median. Strong signal that price is the issue.

Why it matters: buyer agents typically filter MLS by recency. Listings >30 days old get less attention, fewer showings, less competitive bidding.

How to check:
• Ask your agent for the 90-day median DOM for your specific property type in your specific neighbourhood
• Compare to your current DOM
• If >50% above, signal is confirmed

Watch out: some homes legitimately have longer DOM (luxury, unique features, large lots) — context matters.

Typical pattern for correctly-priced GTA homes:
• Week 1: 8–15 showings (peak)
• Week 2: 5–10 showings
• Week 3+: 3–6 showings ongoing

Below 5 showings/week consistently after week 2 = price is screening buyers out. Buyer agents are seeing your listing on MLS, comparing list price to similar sold comps, and not bothering to book.

Distinguish from marketing problem: if photos are weak, MLS description is dry, or no social campaign, showings can be low even at right price. Fix marketing first if signs point that way; otherwise it’s price.

Pattern: at correct pricing, GTA listings see at least 1–2 of these signals by week 2. Zero by week 3 = priced out of buyer interest.

Common misread: sellers focus on “no offers” but miss “no second-visit interest.” Second visits matter more — buyers viewing once and walking away is normal; never coming back = price is the issue, not fit.

Test: ask agent for the names of all agents who’ve shown your home. If 80% of showings have happened once and never come back, and zero have requested comparison documents, you’re not on anyone’s serious shortlist.

Threshold: if 3+ comparable homes (within 5% size, similar condition) have sold 3%+ below your current list price, your price is out of band.

Why this signal is the most important: the market votes with money. If 3+ buyers picked a comparable house at $1.15M when yours is listed at $1.20M, the issue is provable.

How to interpret:
• If comps sold at 4% below yours, drop 3–5% to be competitive
• If comps sold at 8% below yours, drop more (5–8%) or reconsider listing
• If comps are very few, look at active inventory — listings priced near yours that have also been languishing

Watch: avoid using listings >6 months old as comps — market has shifted.

The pattern that confirms price: 3+ separate buyer agents independently saying:
• “My buyer thinks it’s overpriced”
• “They liked it but compared to X down the street…”
• “They’re looking at something at $XXX,000” (lower than your list)

Distinguish from non-price feedback:
• “Kitchen is dated” → fix or accept lower
• “Floor plan doesn’t work for us” → wait for right buyer
• “Backyard is too small” → can’t fix; market is paying less
• “The price is the issue” → drop price

If your agent isn’t collecting written feedback after every showing, that’s an agent problem, not just a pricing problem.

Amount — pick one decisive drop:
• 3–5% drop: most common, signals “price was modestly aspirational, owner is responding.” Best for mild overpricing.
• 6–8% drop: signals “meaningful market correction.” Best when comparables are clearly below your list by 5%+.
• 10%+ drop: signals “distressed motivation.” Avoid unless truly priced way off — invites lowball offers.

One big drop > three small drops. Multiple 1–2% drops over weeks signal: “this seller will keep negotiating down — keep waiting.” Buyer agents and their clients delay offers to see the next drop. One decisive 4–5% drop signals: “this is the new price, act now.”

Add a refresh: when you adjust price, refresh photos (new featured image), update MLS description, push social campaign. Price drop alone is sometimes invisible to buyer agents who already filtered the listing out.

What different drops signal:
• One 4–5% drop after 30 days: “seller corrected pricing; this is now realistic.” Triggers new interest.
• Three small drops over 60 days: “seller is desperate, more drops coming.” Delays buyer action.
• 10% drop after 60 days: “price was 15% too high originally; condition unknown.” Triggers concern about hidden defects.
• Multiple drops + re-listing: “the home is bad, market has rejected it.” Permanent stigma in many areas.

The takeaway: if you must drop, drop once, drop enough, drop early. Don’t accumulate a price-history that looks defeated.