Price Cut Calculator

When a listing sits, the seller has to decide: cut price or ride it out? This calculator combines comp gap, days on market, and carrying cost to recommend a cut size — and shows whether the cut costs more than the next month of carry.

Current list price

Average adjusted comp

Current days on market

Market DOM average

Monthly carry cost

Recommended cut

$30,000

Cut % of list

6.19%

New list price

$455,000

Cut vs next month's carry

$27,400

pos = cut costs more than waiting a month

How the math works

Price cut sizing needs three signals: gap to comps (how overpriced), staleness vs market DOM (how clearly behind), and carrying cost (what waiting costs). A 3-5% cut is often enough; a cut greater than 10% signals a fundamental mispricing and should prompt broader review.

Time the drop for maximum visibility — Thursday before weekend showings. One clean, larger cut usually beats repeated small cuts. Multiple price drops can signal desperation and compound the staleness stigma.

How to Use

Enter current list price.
Enter average adjusted comp price.
Enter current days on market and local market DOM average.
Enter monthly carry cost.

Frequently Asked Questions

How much should a cut be?

3-5% is typical for a first cut. Under 2% rarely triggers new buyer interest (not enough to move needle). Over 10% signals broader mispricing and should be paired with a listing strategy review, not a solo cut.

When should I cut?

When DOM hits 1.5x local average, cuts usually make sense. Before that, the listing is still in 'fresh' territory. After 3x local average, the listing has stigma — consider temporarily withdrawing and relisting.

Does one big cut beat multiple small cuts?

Usually yes. One meaningful cut (5%+) resets buyer perception and draws fresh interest. Multiple small cuts signal desperation and conditioning ('if I wait, they'll cut more').