One of the first questions sellers ask when preparing to list is, “How long will it take my home to sell?”
The answer depends on several factors — including price point, location, presentation, and overall market conditions — but current trends in Santa Fe offer clear guidance.
Here’s what sellers (and curious buyers) should know.
⏱️ Average Days on Market in Today’s Market
According to Sotheby’s International Realty’s Q3 2025 Market Update:
- Average Days on Market: 59
(up 31% year-over-year)
Homes are taking longer to sell than they were during the ultra-competitive years of 2020–2022, when multiple offers and bidding wars were common. Today’s pace reflects a more balanced, thoughtful market.
📍 Neighborhoods Sell at Different Speeds
While the citywide average is 59 days, neighborhood dynamics vary:
- Historic Eastside: typically faster due to walkability and scarcity
- South Capitol: steady demand for charm + proximity
- Eldorado: strong buyer pool seeking space and trails
- Las Campanas: luxury tier sees longer timeframes but stable demand
- Tesuque: acreage and views = lifestyle buyers (often selective)
Pro tip: buyer demand is strongest where land is limited and walkability or views are exceptional.
💰 Price Point Matters
In Santa Fe, homes priced between $600K–$1.3M tend to move fastest. The ultra-luxury tier (typically $2M+) generally sees longer marketing windows, simply because the buyer pool is smaller.
🎭 Presentation Can Shift the Timeline Dramatically
Homes that are:
✅ Professionally staged
✅ Light, decluttered, and well-photographed
✅ Move-in ready
…often go under contract more quickly — sometimes within the first two weeks.
The opposite is also true: cluttered rooms, deferred maintenance, and dark interiors can add weeks or months to the timeline.
📣 Marketing Strategy Makes a Measurable Difference
Sotheby’s International Realty leverages a global luxury marketing platform, exposing Santa Fe listings to qualified buyers across the country (and world). This international reach can accelerate demand for unique properties.
Optimized listings often include:
- Lifestyle-focused copywriting
- Mobile-friendly syndication
- Global digital exposure
- Broker-to-broker networking
- High-end photography and video
The more eyes you attract, the faster serious buyers appear.
💡 When to Consider a Price Adjustment
If a home has:
- Minimal showings after 14–21 days
- Negative feedback on perceived value
- No offers after 45 days
…it may be priced above the current market’s comfort level. A strategic reduction can reset interest and visibility, especially online.
🕵️ Buyer Behavior in the Current Climate
Buyers today:
- Take more time to compare features and finishes
- Expect value to align with price
- Avoid bidding wars unless the property is exceptional
- Move quickly for homes with views, updated kitchens, and private outdoor space
Homes that meet these priorities often sell ahead of average timelines.
🧾 Seasonality Still Plays a Role
Santa Fe sees consistent year-round activity, but historically:
- Spring & Early Summer = strongest
- Late Fall & Winter Holidays = slower, but less competition
That said, serious winter buyers are often highly motivated.
📌 So… How Long Does It Take?
In today’s Santa Fe market:
- Well-priced, well-presented homes often sell within 2–6 weeks
- Unique luxury properties may take 60–120+ days
- Overpriced homes can linger for 90–180 days and require multiple reductions
The key: thoughtful pricing based on current comparables — not aspirational numbers.
✅ Final Thoughts
Selling a home in Santa Fe takes patience, strategy, and expert positioning. With balanced inventory and longer days on market, sellers who price correctly and invest in presentation consistently see stronger results.
The goal isn’t just to sell quickly — it’s to sell smartly, and to maximize your bottom line.
✨ About Adrienne DeGuere, Sotheby’s International Realty – Santa Fe
I’m a licensed Realtor® specializing in Santa Fe’s luxury and relocation markets, with over 128 successful transactions and a top-4% local ranking. I help sellers price strategically, present beautifully, and navigate today’s market dynamics with confidence and clarity.
Thinking about selling your Santa Fe home? Contact me for a customized timeframe analysis and targeted marketing plan built for today’s conditions.
