Focus on the price bands and timelines that match how homes are closing
You are trying to decide which homes are worth touring and which ones will waste your time. In Santa Monica, CA, I filter hard because recent closings were around 100.3% of asking and a typical sale took 34 days, so the right homes move forward while the wrong ones just drain your schedule.
One number to respect from recent Santa Monica, CA activity is the pricing discipline at closing recent deals came in around 100.3% of asking last month. A typical sale took 34 days, and supply measured 3.42 months. That is enough for me to set a touring strategy that favors preparation over volume. That matters because when the market is paying near asking, many listings that look like bargains online simply are not priced like bargains in real negotiations. Some metrics were not reported for this period. Without a full breakout by property type or neighborhood, I will not pretend every listing behaves the same. Still, the numbers support one practical conclusion you need a shortlist built on what you can act on quickly, not a long list built on wishful pricing. Tour fewer homes, but tour the right ones prioritize listings that you would realistically pay for given near-asking closings, and deprioritize anything that only works if you get a big discount. Ask for the seller's disclosure package early so you are not caught flat-footed if you need to move within the typical 34-day rhythm. If you want negotiating leverage, look for listings that are already drifting beyond the typical timeline, then be precise about the terms that matter most to you instead of trying to win on price alone.
About Faye Daroeian
Faye Daroeian is a licensed Real Estate Professional affiliated with RE/MAX One, specializing in the Santa Monica market. With a focus on strategic marketing and deep local knowledge, Faye Daroeian provides clients with expert guidance in navigating complex real estate transactions. View full profile →
