How Long Homes Are Taking to Sell in Granbury

By Josh Shelton

Josh is the Broker/Owner of HGGR. He built this company to be a people-first business. He emphasizes open and constant communication channels to ensure each homeowner’s wishes and needs are heard and met to the best of his ability.

If you’re thinking about selling, the question underneath every other question is the same one: how long is this going to take?

If you’re buying, you’re looking at a listing that’s on the market for 50 or 60 days and trying to read something into it. Is that a long time? Is the seller getting nervous? Both instincts point to the same number, and most people are reading it wrong.

The average days on market in Granbury right now is 106 days. That seems long, and it kind of is. In a healthy market, you want that number somewhere around 70 to 90 days, so we’re sitting above. On the other end, a market where homes sell in 7 to 10 days isn’t healthy either, even though it looks great on paper for sellers. That seller still has to turn around and find a home, and when everything’s moving that fast, it becomes difficult. It’s challenging.

A market with some breathing room is a better market to transact in, even if the headline number looks slower. Consider these three things.

1. Price it right at the outset, because the clock is not your friend. Some people think you can list high and just cut, cut, cut until you find the right price. That ends up costing you money. A home is hottest for the first 20 days, and if your price is way out over its skis during that window, you lose your one shot at something close to full price. An offer within 20 days is very often near the asking price. An offer at day 100 is very rare. The negotiation is better for you when it shows up early, because the buyer still feels like they might lose it.

Here’s what that looks like when a seller is serious, and we put a real plan behind it. This home on Lake Vista sat on the market as a for-sale-by-owner listing for quite a while. We listed it, had it under contract in three to five days, took a cash offer, and closed smoothly.

You might be wondering whether that’s just the lake doing the work, so here’s a smaller property we priced well with a serious seller and got under contract within 10 days. And here’sone on an about-an-acre lot that had been listed with another agent for almost a year. We built a strategy, brought it back to market, and went under contract quickly. Pricing is the difference.

2. Condition matters more than it did, because you’re not one of three anymore. With this much inventory, your home is probably one of a dozen that a buyer is looking at, and maybe three of the 12 actually sell in the next 90 to 120 days. So the real question is what puts you in that three. Touch up the baseboards, update the paint, make sure the house smells good, and everything’s clean and decluttered. None of it is glamorous, and all of it works, and we’ve walked throughpreparing a home for sale in other videos.

3. If you’re buying, read the days on market before you write the offer. Everything above cuts the other direction for you. If a home has been listed for ten days, the odds of pulling a big number off the price are low, for the same reason sellers benefit from early offers. If it’s been sitting a while, you’ve got room for something reasonable but realistic and more in your favor.

The longer it sits, the more it’s a balancing act, because while you’re waiting for days to pile up, somebody else might buy it. Decide whether you’re targeting fresh listings or aging ones before you fall in love with a house.

We’d love to chat with you, whether you’re buying or selling. Call or text us at 817-573-3174, email us at josh@hggrealty.com, or visit hggrealty.com. Whether you’re pricing a home or writing an offer, we’ll help you read this market before you make your move.