Should I Buy a Home That Has Been on the Market a Long Time?

Should you buy a home that has been on the market a long time in Orange County? Often the answer is yes, once you understand the reason it hasn't sold.

I'm Jeanette Nelson, a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas. When a buyer asks about a home that's been listed a while, the first thing I want to know is why.

For context, in a July 2026 snapshot, single-family homes in Huntington Beach averaged 26 days on market, and condos and townhomes averaged 39 days. A home listed well beyond the typical time for its type and area is worth a closer look.

Common reasons a home sits:

• Price. It was listed above what similar homes sold for.
• Condition. It needs work buyers didn't expect from the photos.
• Layout or lot. A busy street, a steep driveway or an unusual floor plan.
• Financing. For a condo, the project may not qualify for some standard loans. Fannie Mae keeps a list of ineligible project features, such as pending litigation about structural soundness.
• A canceled escrow. It went under contract and came back.

1. Review the listing history. We can look at price changes and whether it went into escrow before.
2. Ask the listing agent. If an escrow canceled, ask whether the seller can share why.
3. Read the disclosures early. California Civil Code Section 1102 applies disclosure rules to most home sales, and Section 1102.6 sets out the Transfer Disclosure Statement form. The DRE notes that this statement covers the physical condition of the property.
4. Check permits for this property. If rooms were added, see my article on checking permit history.

A long listing is a signal, not a verdict. Pay attention to:

• Repairs the seller hasn't disclosed. Your inspection is your chance to see more. The DRE suggests hiring a qualified inspector to evaluate the structural aspects of the home.
• An old inspection report. If the seller has one, it's helpful, yet it's not a substitute for yours. See relying on the seller's inspection report.
• Unpermitted work. It can affect insurance and resale. My article on unpermitted work explains why.
• Appraisal questions. The CFPB explains that a lender uses an appraisal to make sure the loan amount isn't more than the home is worth. If the price is above recent sales, the appraisal may come in lower.

Days on market can open room to negotiate. It doesn't decide your price.

The DRE suggests deciding what to pay by checking what similar nearby properties have sold for. That's the best guide, whether a home was listed last week or months ago. My article on deciding how much to offer walks through it.

Other terms may matter as much as price:

• Contingencies. A seller with a long listing may be more open to your inspection and loan contingencies. My article on offer contingencies explains each one.
• Repairs or credits. The DRE notes you can ask the seller to make specific repairs as part of your offer.

Nobody can promise a seller will accept a lower offer. Some sellers hold firm even after months on the market. A clear, respectful offer backed by recent sales gives you the best footing.

Consider stepping back if:

• The inspection turns up costs you can't comfortably take on.
• The reason it sat is something you'd struggle with every day.
• Financing for this property doesn't fit your plan.
• The seller won't move on price or terms, and recent sales don't support their number.

There will be other homes.

If a home has caught your eye and it's been listed for a while, I'd love to help you find out why and decide what a fair offer could look like. Call or text me at 714.366.8575 | DRE: 01397168, or contact me. Jeanette Nelson is a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas.