When you’re browsing listings around Show Low or Pinetop and see a house that’s been sitting for 60 or 90 days, your brain probably jumps to the same conclusions:
What’s wrong with the foundation?
Is there a hidden mold issue?
Why has everyone else passed on this?
In the "frenzy" years, those suspicions were usually right. But in today's White Mountains market, that old mindset might actually be costing you a great deal.
A few years ago, homes were selling faster than a cool breeze in July. If a house lasted a week, it was an eternity. Today, the pace has shifted. Inventory has grown, buyers are more selective, and the "typical" time a home sits on the market has climbed significantly.
In many cases, 73 days is now a standard baseline for this time of year. It’s not that the market is "slow"—it’s just returning to a healthy, balanced pace.
If a house in Show Low is still active after a couple of months, it usually isn't a structural disaster. More often, it’s one of these "fixable" factors:
Initial Overpricing: The seller started with "peak market" expectations and hasn't adjusted yet.
The "Lakeside Effect": There might just be a lot of similar inventory in that specific neighborhood right now.
Poor Marketing: It’s a beautiful mountain cabin, but the listing photos were taken on a flip phone.
Flashy Neighbors: Buyers got distracted by a house nearby with newer granite countertops, even if this one has a better layout.
The biggest mistake buyers make is assuming a long listing time equals a "bad" house. The reality? That’s where the leverage is.
When a house has been sitting, sellers are often more willing to:
Negotiate on price.
Offer seller concessions (like buying down your interest rate).
Fix repair items found during the inspection.
If there is a real issue, a thorough inspection will find it. Until then, don't let a "Days on Market" number scare you away from what could be your dream home.
A home sitting on the market isn’t always a warning sign—sometimes, it’s an overlooked opportunity waiting for the right offer.
If you want an expert eye to help you separate the "hidden gems" from the "hard passes" in the White Mountains, let’s chat. I’ll help you dig into the disclosures and find the value others are missing.
Charles Pettingill Country Life Real Estate