Days on Market in Etobicoke: What 30, 60 and 90 Days Actually Tell You

Market Insight Dave Dubbin September 9, 2026

Days on market is the number buyers stare at hardest and understand least. In Etobicoke this fall, a listing at 30 days is normal, a listing at 60 days is telling you something about price, and a listing at 90 days is usually telling you the seller has not accepted what the market said two months ago. The catch is that the number you see is often not the real one.

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There are two clocks, and only one is on the listing

TRREB tracks two measures. Listing days on market, or LDOM, counts a single listing from the day it went up. Property days on market, or PDOM, follows the home from the first time it was listed through to the day it sold, across every relisting in between.

That gap is where the story hides. A house that sat 55 days, got terminated and relisted at a lower price, shows an LDOM of 3 on its shiny new listing. Its PDOM is 58. Buyers who only look at the listing think they are seeing something fresh. They are seeing something that has already been rejected once.

Across TRREB areas in August 2026, average LDOM ran 6.1 per cent above August 2025 and PDOM ran 4.1 per cent higher. Both have been up year over year every month of 2026. Homes are simply taking longer.

What each stage actually means

Days on market	What it usually means	What a buyer should do
0 to 14	Priced at or below market. Still inside the window where most showings happen.	Expect little room. Compete on terms, not price.
15 to 30	Normal in this market. Roughly where GTA condos have been sitting.	A reasonable offer gets a reasonable answer. Ask about showing counts.
31 to 60	Price is above where the market landed, or there is a condition buyers keep flagging.	Find the objection first. Then offer to it, not to the asking price.
60 plus	The seller has not adjusted. Often a relist is coming.	Check PDOM and price history before you assume it is a bargain.

General guidance based on current Toronto West activity, not a rule. Timelines vary by segment and price band.

The Etobicoke reference point

In July 2026, GTA condo apartments were taking 40 days to sell and trading at 97 per cent of asking. Toronto West condos averaged $616,629 and moved in 37 days. Freehold homes in our area generally move faster than that when they are priced right and slower when they are not, and the spread between those two outcomes has widened through 2026.

What that 97 per cent figure tells you is useful. The average condo is selling about 3 per cent under asking, which means most sellers are already pricing close to reality and buyers are trimming a little off the top. If you are budgeting for a 10 per cent discount because the market is soft, the data does not support it. If you are a seller assuming you will get asking, the data does not support that either.

More on pricing and timing in our market:

Why the first two weeks decide everything

Interest in a new listing is front-loaded. The people who have been watching that pocket for months all see it in the first few days, and they are the buyers most likely to pay a full price, because they already know what everything else has been selling for. Miss them and you are left with a thinner, more casual audience for the rest of the run.

That is why overpricing to leave negotiating room usually costs money rather than making it. You spend your best two weeks proving the price is wrong, then negotiate from a weaker position with a listing that now carries a number attached to it.

What sellers should actually do about it

Set a review date before you list. Two weeks in, look at showings and second showings rather than at offers. Ten showings and no second visits is a condition problem or a photo problem. Two showings is a price problem. No showings at all in an Etobicoke week is almost always price.

If you do need to move the number, move it once and move it meaningfully. A series of $10,000 trims on a $1.1 million house reads as a seller who will keep trimming, and buyers will wait for the next one. One clear adjustment that puts you underneath a round number gets you back in front of a new pool of search results.

The counterpoint

Days on market is not always a price signal. A home with a tenant who limits showings, a spring listing carried through a quiet August, an unusual property with a genuinely small buyer pool, an estate sale waiting on paperwork, all of these produce long timelines with nothing wrong underneath. In our area, larger homes above roughly $2 million routinely take longer simply because fewer people are shopping in that band.

And the whole framework changes if inventory keeps tightening. GTA new listings were down 14.1 per cent year over year in August. If that holds through the fall, average days on market start falling, and the leverage a 45-day listing gives a buyer today will not be there in the spring.

Want to know what a specific listing's real history looks like? Ask us. We can pull the full price and listing history before you write anything.

Dave Dubbin
Etobicoke Real Estate Expert
Dave Dubbin & Associates
Real Estate Broker for Etobicoke and Toronto
Sotheby's International Realty, Canada