The most ruthless metric in real estate is not price; it is Days on Market (DOM). In early 2026, the data reveals a fractured timeline. The “Fortress Class” (post-2020 builds) is operating in a high-velocity market of certainty, while the “Vintage Class” (pre-2000) is wading through a slower, negotiation-heavy correction.
Here is the breakdown of the “Time to Sell” gap as of January 2026:
1. The Fortress Class (Built 2020-2026)
- Average Days on Market: 45 – 75 Days
- List-to-Sale Ratio: 96% – 100%
- The Dynamic: These properties are “liquid gold.” Because the structural integrity is certified by the year of construction, due diligence is minimal. Buyers are often cash-heavy “Legacy Investors” who make quick decisions once they see the “Certificate of Occupancy.”
- Real World Data: A unit at the St. Regis (Unit 302) closed in late 2025 for 100% of its $9.795 million list price, signaling zero buyer hesitation.
- The Sage Anomaly: While some ultra-high-end units (like Sage Unit 402) sat for longer (400+ days) due to their niche $5M+ price point, they eventually closed with minimal discounting (selling for ~$5.7M), proving that the value holds even if the right buyer takes time to arrive.
2. The Certified Vintage (SIRS Compliant)
- Average Days on Market: 90 – 110 Days
- List-to-Sale Ratio: 92% – 95%
- The Dynamic: These are the “Green Flag” buildings (like Longboat Harbour and Grand Bay) where the association has already passed milestone inspections. They are selling, but they require a “verification period.” Buyers are taking an extra 30 days to have their attorneys review the reserve studies.
- Real World Data: A unit at Grand Bay (3080 Grand Bay Blvd) closed in late December 2025 after 60 days, but traded at a 4% discount—a healthy, balanced transaction.
3. The “Unverified” Vintage (Pre-SIRS/Assessment Uncertainty)
- Average Days on Market: 130 – 180+ Days (or Withdrawn)
- List-to-Sale Ratio: 82% – 88%
- The Dynamic: This is the danger zone. Inventory here is piling up, pushing “Months of Supply” to over 8 months (a buyer’s market). Buyers are demanding massive “risk discounts” to offset potential future assessments.
- Real World Data: Older units in unverified complexes are seeing punishing delays. A typical 2-bedroom unit at 1930 Harbourside Dr closed recently but took a 11% price cut from its original list price to move.
- The “Stale” Factor: Many of these listings are hitting the 180-day mark and being withdrawn to be rented seasonally, as sellers refuse to accept the new 2026 valuations.
