Are you seeing terms like inventory, days on market, and months of supply and wondering what they mean for your move in Radnor? You are not alone. Understanding these metrics can help you price a home with confidence, act faster as a buyer, and time your decisions around the local cycle. In this guide, you will learn what each metric means, how to read it in Radnor, and how to use it to plan your next step. Let’s dive in.
What inventory tells you
Inventory is the number of homes that are actively listed for sale right now. It does not include homes that are under contract or already sold. Think of it as the raw supply in Radnor at this moment.
When inventory rises, buyers have more choices and sellers may face more competition. When inventory falls, buyers compete for fewer homes, and well-priced listings can see stronger interest. In Radnor, inventory often varies by property type, neighborhood, and price band, so you should always look at the slice of the market that matches your home or search.
Months of inventory and absorption
Months of inventory, or MOI, estimates how long it would take to sell all current listings at the current sales pace if no new homes came on the market. The simple formula is: active inventory divided by average monthly closed sales. Absorption rate looks at closed sales relative to current inventory.
Here is the rule of thumb many professionals use:
- MOI greater than 6 months signals a buyer’s market.
- MOI around 4 to 6 months is more balanced.
- MOI under 4 months points to a seller’s market.
In Radnor, MOI can tighten in the spring and loosen in the winter due to seasonality. Use 90-day or 365-day windows for a clearer picture and separate by property type and price range for accuracy.
Days on market explained
Days on market, or DOM, is the number of days from listing to going under contract, based on the local MLS convention. Shorter DOM usually means strong demand and accurate pricing. Longer DOM can signal softer demand, condition issues, or a list price that needs adjustment.
Use the median DOM for a realistic view. Averages can be skewed by a few homes that sat for a long time. Also note that some MLS systems can reset DOM when a listing is re-listed, so it helps to work with an agent who understands local rules.
Pricing signals and sale-to-list ratio
The list-to-sale price ratio compares a home’s final sale price to its final list price. It shows how much negotiation is happening in the market at a given moment.
- Above 100 percent suggests buyers may be paying over list in competitive segments.
- Between 98 and 100 percent is common in well-priced markets.
- Below 98 percent can indicate more room to negotiate.
Keep in mind, there is a difference between the original list price and the final list price after reductions. That distinction can change how you interpret the ratio.
How property type and price band matter
Radnor has a diverse housing mix. Single-family homes, townhomes, and condos can move at very different speeds.
- Higher-priced single-family homes often see longer DOM and higher MOI because the buyer pool is smaller.
- Condos and townhomes tend to move faster, especially near transit or close to Villanova University.
- Entry price points can be very competitive if supply is limited.
For sellers, price strategy should be based on comps within the same property type and price band, not township-wide averages. For buyers, your offer approach should reflect the specific segment you are targeting.
Local context that shapes demand
Radnor sits along the Philadelphia Main Line corridor with strong commuter access, including I-476 and regional rail. Commute convenience supports steady demand for both single-family homes and townhomes. The local school district also plays a key role in buyer interest for family-sized homes. Proximity to stations, condition, and lot characteristics can influence how quickly a property moves and the level of competition you face.
Seasonality and small samples in Radnor
Radnor follows a classic suburban rhythm. Spring, from roughly March through June, is the most active period for new listings and closings. Fall is often the second-most active season, while winter tends to be slower. That means MOI and DOM usually tighten in spring and relax in winter.
At the micro level, small sample sizes can make numbers jump around. A few higher-priced sales can swing the median in a single neighborhood. When you review metrics, always note the time window and the number of sales. If the sample is small, compare multiple periods, such as 90, 180, and 365 days, to spot the real trend.
Quick examples to make it real
These simplified, hypothetical scenarios show how the metrics work. They do not reflect live Radnor data and are only for illustration.
Example: Wayne single-family seller (hypothetical)
- Active single-family listings in Wayne: 40
- Closed single-family sales in the last 90 days: 30, so about 10 per month
- MOI: 40 divided by 10 equals 4 months
- Median DOM: 28 days
- Median sale-to-list ratio: 99 percent
What it means: With MOI near 4 months and DOM under 30 days, a well-prepared, well-priced home should sell near list in a balanced-to-slightly seller-leaning environment. If you need a faster sale, price with the most recent, similar comps and present the home at its best.
Example: Condos near Villanova buyer (hypothetical)
- Active condo listings: 25
- Closed condo sales in the last 90 days: 50, or about 16.7 per month
- MOI: 25 divided by 16.7 is about 1.5 months
- Median DOM: 7 days
- Sale-to-list ratio: 101.5 percent
What it means: Condos are moving quickly and selling at or over list. Get pre-approved, review comps in advance, and be ready to write a clean, timely offer. Escalation clauses and flexible terms can help in multiple-offer cases.
Example: $1M-plus segment in Radnor Center (hypothetical)
- Active listings: 20
- Closed sales in the last 180 days: 6, or about 1 per month
- MOI: 20 months
- Median DOM: 210 days
- Sale-to-list ratio: 94 percent
What it means: Higher-priced homes often have slower absorption. Sellers should plan for longer timelines or consider strategic price adjustments and elevated presentation. Buyers may have more negotiating room on price and terms.
How to pull current Radnor numbers
If you want the most accurate local snapshot, here is a simple approach to follow:
- Choose your exact geography. Use Radnor Township boundaries, or micro areas like Wayne, St. Davids, Villanova, or Radnor center. Avoid broad zip codes that cross municipal lines.
- Pick a time window. Rolling 90 days is a strong balance for absorption and DOM. Compare it to a 365-day view to smooth out seasonality.
- Separate by property type. Look at single-family, townhome, and condo segments individually. Add price tiers, such as under $500k, $500k to $1M, and over $1M.
- Pull the core counts. Active listings, closed sales, median DOM, median sale price, and the median sale-to-list ratio. Note whether the ratio uses original list or final list.
- Calculate supply and pace. Average monthly sales equals closed sales divided by the number of months in your window. MOI equals active inventory divided by average monthly sales.
- Show your work. Add an “as of” date and include sample sizes for each metric. If you have fewer than 10 sales in a segment, flag that the sample is small and compare multiple time windows.
How to use the metrics as a buyer
- Gauge urgency. If MOI is under 3 to 4 months and median DOM is under about two weeks for your segment, prepare to act fast. Have pre-approval ready and review comps so you can write quickly with confidence.
- Shape your offer. If the sale-to-list ratio is over 100 percent and DOM is very short, consider at- or over-list strategies and strong terms. If DOM is longer and reductions are common, you may have room to negotiate.
- Target by type and location. If condos near transit are moving faster, expand your search radius slightly or look for listings priced a touch below recent comps to get ahead of competition.
How to use the metrics as a seller
- Set a smart list price. Anchor your price to the most recent, truly comparable sales in your micro area and price band. If supply is tight and DOM is short, you can be more assertive. If MOI is high, start realistic and plan for a careful reduction schedule.
- Prepare to win early. Homes that show beautifully and launch with complete, polished marketing often secure the best results in the first two weeks. Presentation, staging, and accurate pricing work together.
- Align with your timeline. If you need a fast sale, price within the strongest comp range and optimize condition. If you have time, test a slightly higher price but watch market feedback closely.
Data limitations to keep in mind
- Small samples can move medians, especially in micro-neighborhoods and luxury segments. Always include sample size.
- DOM rules can vary in the MLS. Ask how re-listing impacts DOM.
- Public portals can differ from MLS totals. For precise counts, verify with local MLS data.
- Sale-to-list can be affected by price reductions and concessions. Clarify whether you are using original or final list price.
Our approach on the Main Line
You deserve clear, data-grounded guidance and elevated presentation. As a boutique team backed by Compass, we combine local market expertise with high-caliber marketing. For sellers, that includes pricing strategy anchored in your exact segment, premium photography, and Compass Concierge coordination for staging or targeted updates when it makes sense. For privacy-minded clients, we can discuss Private Exclusives to test demand with a smaller audience.
For buyers, we map your must-haves to real-time market behavior by property type and price band. We watch inventory and DOM shifts weekly, so you know when to act and how to structure a competitive yet comfortable offer.
Ready to plan your move?
If you are weighing a sale or considering a purchase in Radnor, let’s talk about your exact segment and timing. We will prepare a clear, current snapshot of inventory, months of supply, days on market, and sale-to-list trends tailored to your home or search. Reach out to the Houder Nunez-Strid Team to schedule your confidential consultation.
FAQs
What is months of inventory in Radnor real estate?
- Months of inventory estimates how long it would take to sell current listings at today’s sales pace, and it helps you see if the market favors buyers, sellers, or is balanced.
How does days on market affect my Radnor offer?
- Short median DOM signals faster-moving segments, so you should be ready to act quickly and consider strong terms; longer DOM often suggests more negotiation room.
Why do property types behave differently in Radnor?
- Single-family homes, townhomes, and condos serve different buyer pools, so they often show different MOI, DOM, and sale-to-list patterns by season and price band.
Should Radnor sellers price above recent comps?
- If MOI is low and DOM short in your exact segment, a modestly assertive price can work, but always anchor to the most recent, truly comparable closed sales.
How often should I check Radnor market metrics?
- Review a fresh 90-day snapshot monthly, compare it to the past year, and track changes in inventory, DOM, and sale-to-list for your specific property type and price range.
