How long will your Elkhorn home take to sell, and what kind of leverage will you have when you buy your next one? If you are planning a move in the next 90 days, understanding inventory and days on market can make the difference between a smooth transition and a stressful scramble. You want clear numbers, plain-English guidance, and a plan that fits your price range. This guide explains months of supply and days on market, how they apply to Elkhorn, and the exact data to request so you can make confident decisions. Let’s dive in.
Inventory and days on market, explained
Months of supply (MOS) is the number of months it would take to sell the current active listings at the recent pace of sales. In practice, MOS equals active listings divided by average monthly closed sales. Most reports use a 3-month window for short-term planning and a 12-month window for broader context.
Days on market (DOM) tracks how long a listing takes to go under contract after it first appears on the market. Median DOM gives a clearer picture than average because it is less impacted by outliers.
Here is how to interpret these numbers:
- Around 6 months of supply is a commonly used balanced-market benchmark. Less than about 4 months tends to favor sellers. More than about 6 months tends to favor buyers.
- Short DOM (often under 14 days) signals high demand and competitive offers. Long DOM (often over 60 to 90 days) signals softer demand or pricing mismatches.
- Compare Elkhorn’s MOS and DOM to broader Omaha/Douglas County and to the same period last year to spot trend direction and seasonal patterns.
Why Elkhorn’s numbers matter for move-up families
Elkhorn is a distinct submarket within Douglas County. Product mix, newer subdivisions, lot sizes, and location features can make Elkhorn’s pace feel very different from county-wide averages. That is why you should examine the data at the neighborhood and price-band level rather than relying on regional snapshots.
If you are selling and buying at the same time, MOS and DOM in your current price band can look very different from your target move-up band. This difference affects everything from whether you list first to how you structure contingencies. A price band that is tight on supply and fast on DOM gives sellers leverage. A higher band with more supply and longer DOM gives move-up buyers room to negotiate.
How to read the market: three scenarios
Low MOS + short DOM
When months of supply is under about 4 and homes are going under contract in under two weeks, expect a seller’s market.
Sellers:
- Price with confidence using a well-supported list price. Consider a brief offer window to concentrate demand.
- Keep presentation strong. Even in fast markets, professional photos, light staging, and clean showings help push price and speed.
- Plan for appraisal questions and have a strategy if offers rise faster than recent comps.
Buyers:
- Get fully preapproved and have funds ready for a strong earnest money deposit.
- Consider escalation clauses, shorter inspection windows, and flexible closing dates to compete.
- Have a backup plan if contingencies weaken your position. Bridge or HELOC options can help reduce reliance on a sale contingency.
Balanced MOS + moderate DOM
Around 4 to 6 months of supply with moderate DOM means neither side has a large advantage.
Sellers:
- Lean on recent comps and DOM trends by price band to set a competitive list price.
- Expect negotiation to hinge on inspection findings and financing strength rather than speed alone.
- Keep timelines organized. Aim for clear offer instructions and well-planned showings.
Buyers:
- Make clean offers with solid preapproval, but keep reasonable contingencies.
- Use DOM distribution to time your approach. If many homes sell in week one, act quickly on new listings. If activity picks up after 30 days, you may have room to negotiate later.
- Coordinate closing dates if you are linking a sale and purchase.
High MOS + long DOM
When months of supply runs over about 6 with longer DOM, buyers tend to have leverage.
Sellers:
- Price to the market and be prepared for longer market time.
- Consider incentives like closing-cost credits or rate buydowns to widen your buyer pool.
- Invest attention in pricing reviews and targeted marketing if showings are slow.
Buyers:
- Keep full inspection and financing contingencies when appropriate.
- Explore seller-paid concessions or price reductions based on DOM and reduction trends.
- Use longer contingency windows if you need time to coordinate a linked sale.
Your 90-day move-up plan
Week 0–2
- Interview your agent and request a hyper-local Elkhorn data brief for your current and target price bands.
- Secure mortgage preapproval and review bridge financing or HELOC options.
- Get a valuation and comps for your current home and outline prep tasks.
Week 2–4
- Decide whether to list first or buy first, based on MOS and DOM by price band.
- Complete high-impact prep: declutter, light repairs, exterior touch-ups, and photography scheduling.
Week 4–8
- Go live with a tight marketing plan and clear showing instructions.
- If buying first, set carrying-cost safeguards and explore a rent-back option once you sell.
Week 8–12
- Negotiate inspection and appraisal items. Keep appraisal-gap strategies ready in faster segments.
- Coordinate closing dates for a smooth move and finalize rate-lock timing.
Pricing, timing, and offer tactics
If you are selling
- Use a condensed offer window if DOM in your band is short. A 3 to 7 day window is common in active segments.
- Align list price with comps and DOM distribution. If your band shows a fast first-week sell-through, an attractive price can trigger multiple offers and a stronger net.
- Track price-reduction patterns. If reductions are common and start early, stay ahead of the market with timely adjustments.
If you are buying
- Watch new listings daily in your target band. If half of sales occur within 7 days, plan to tour promptly and offer with confidence.
- When DOM stretches past 30 to 60 days, look for opportunity to negotiate credits, repairs, or closing-cost help.
- Keep appraisal timing in mind. In quick segments, values can lag accepted prices, so discuss appraisal-gap options with your lender and agent.
What to ask for in a hyper-local Elkhorn brief
Ask for an Elkhorn-specific data packet, segmented by property type and price band, that includes:
- Active listings count and median list price by band.
- Closed sales counts and median sale price for the last 30, 60, and 90 days, plus the trailing 12 months.
- Months of supply on a 3-month and 12-month basis by band.
- Median and mean DOM, plus the distribution: 0–7 days, 8–30, 31–60, 61+.
- Pending-to-active ratio and monthly new listing trends for the last year.
- Median sale-to-list price ratio and the percent sold above list.
- Percent of listings with price reductions and the average days to first reduction.
- Inventory by property type and, if possible, by bedroom count or lot size.
- Recent new-construction permits and notable active subdivisions.
- Six to eight example comps in your target band, including closed, pending, and current listings.
- Typical time from contract to close in Elkhorn for financed and cash deals.
- Common concessions and any recent appraisal issues noted.
- A brief “what this means” summary for sellers and buyers with recommended next steps.
Tip: Request both 30/60/90-day and 12-month views. The short windows help you act now, while the longer window shows seasonality and trend direction.
Risk management and local process notes
- Appraisals: In rising segments, plan for potential gaps between contract price and appraised value. Discuss options like cash coverage, appraisal reconsideration, or price buffers.
- Rates: Mortgage rates can move quickly. Review rate-lock timing and any float-down features with your lender.
- Contingencies: Typical ranges include 7 to 10 days for inspections, 21 to 30 days for financing, and 30 to 45 days from contract to close. Confirm with your agent and lender based on current conditions.
- Carrying costs: If you buy first, budget for taxes, insurance, utilities, and a temporary overlap.
- Nebraska process: Disclosure rules and closing customs vary by state. Work with a Nebraska-licensed agent and, if needed, a real estate attorney for transaction-specific guidance.
How we help in Elkhorn
When you hire our team, you get senior-level attention from start to finish. We deliver MLS-sourced data by price band, clear timelines, and a tailored plan for your linked sale and purchase. Our boutique, principal-led approach pairs hands-on guidance with professional marketing and distribution to position your home at a market advantage.
Whether your segment is moving fast or slow, we will translate Elkhorn’s MOS and DOM into a step-by-step plan for pricing, offer timing, financing options, and synchronized closings. If you are considering a move in the next 90 days, request your hyper-local brief and a no-pressure strategy session today with the Ralph Marasco Real Estate Group.
FAQs
What do months of supply and days on market mean in Elkhorn?
- Months of supply measures how many months it would take to sell current listings at the recent sales pace, and days on market measures how fast homes go under contract; together they reveal balance, speed, and leverage by price band.
How should a move-up family time selling and buying in Elkhorn?
- Compare MOS and DOM in your current band versus your target band; if your current band is tighter and faster, selling first often gives leverage, while a slower move-up band can offer negotiation room when you buy.
How long does a typical Elkhorn transaction take from contract to close?
- Many financed transactions close in roughly 30 to 45 days, with inspections often 7 to 10 days and financing contingencies around 21 to 30 days, subject to lender and contract terms.
What if appraisals come in below the contract price in a fast Elkhorn segment?
- Discuss appraisal-gap strategies with your agent and lender, such as cash coverage, appraisal reconsideration, renegotiation, or selecting a lender program with appraisal alternatives where appropriate.
What data should I request before I decide to list or buy in Elkhorn?
- Ask for a hyper-local brief with 30/60/90-day and 12-month MOS and DOM by price band, sale-to-list ratios, price reduction trends, new listings and pending counts, new-construction activity, comps, and typical timelines and concessions.
