By Natalie Novarro, REALTOR®
Sotheby’s International Realty – Beverly Hills
Serving the Hollywood Hills • Sunset Strip • Surrounding Los Angeles Neighborhoods
Your Los Angeles home has been on the market for 60 days.
Maybe you had a rush of showings when you first listed, but nothing turned into an offer.
Maybe you’re still getting occasional showings, but buyers aren’t making a move.
Or maybe activity has slowed down so much that you’re starting to wonder:
What’s wrong?
At this point, I wouldn’t panic—but I also wouldn’t simply keep doing the same thing and hope a buyer eventually appears.
Sixty days on the market gives us something valuable: information.
We can look at how buyers have responded, what has sold since you listed, what new competition has entered the market, what showing feedback you’ve received, and whether the problem is price, presentation, marketing—or a combination of factors.
The question isn’t simply, “Why hasn’t my house sold?”
The better question is:
“What is the market telling us, and what should we change?”
Here’s where I would start.
1. Is 60 Days on the Market Too Long in Los Angeles?
Not necessarily.
There is no universal number of days after which a Los Angeles home should have sold.
A $900,000 condo and a $10 million Hollywood Hills estate aren’t competing for the same buyer.
Market time can vary depending on:
- neighborhood
- price range
- property type
- condition
- architecture
- current inventory
- buyer demand
- financing
- seasonality
- the uniqueness of the property
Luxury and highly unique homes may naturally require more time to find the right buyer.
So I wouldn’t look at the number 60 in isolation.
I would look at what has happened during those 60 days.
2. Start With the Most Important Question: Are Buyers Coming to See It?
Before changing anything, look at your showing activity.
If you’ve had very few showings over 60 days, that’s one kind of problem.
If you’ve had 30 showings but no offers, that’s a different problem.
Very few showings
If buyers aren’t even coming through the door, I would look closely at:
- price
- listing photos
- online presentation
- property description
- showing availability
- competition
- how the home is positioned
Buyers are seeing your home online and making a decision not to see it in person.
That is important feedback.
Plenty of showings but no offers
If buyers are touring the home but nobody is writing an offer, the marketing may actually be doing its job.
It’s getting people through the door.
Now we need to understand why the property isn’t converting those showings into offers.
That could point to price, condition, layout, location, noise, views, access, needed repairs or another characteristic buyers don’t fully appreciate until they see the property in person.
Those are two very different situations—and I wouldn’t use the same strategy to fix both.
3. What Has the Showing Feedback Been?
After 60 days, I would review every piece of meaningful buyer and agent feedback.
Not because every comment should dictate your strategy.
It shouldn’t.
One buyer may hate the kitchen.
Another may love it.
One person may think the house feels dark while another doesn’t care.
But when the same feedback keeps coming up, I pay attention.
Maybe buyers repeatedly say:
“We like it, but it feels expensive for the condition.”
Or:
“We love the house, but the road noise is an issue.”
Or:
“The bedrooms are smaller than we expected.”
Or:
“We’d be interested at a different price.”
You may not be able to change the location, floor plan or street.
But you can change how the property is positioned—and sometimes the price needs to account for something buyers consistently view as a negative.
Repeated feedback is market data.
4. Look at What Has Sold Since You Listed
This is one of the most useful things you can do after a home has spent significant time on the market.
The comparable sales you used when you originally priced the property may no longer be the most relevant information.
During the last 60 days:
Have similar homes sold?
What did they actually sell for?
How long did they take to sell?
Did they reduce their prices first?
Were they renovated?
Did they have better views, parking, lots or locations?
Did a competing property sell while yours remained available?
Those sales give you something your original pricing analysis couldn’t provide:
new evidence of what buyers are actually willing to pay right now.
5. What New Competition Has Come on the Market?
Don’t only look backward at sold properties.
Look at what’s competing with you today.
Maybe your home was one of five similar properties when you listed.
Now there are 12.
Or perhaps a newly listed home came on at the same price with a renovated kitchen, better views or a larger lot.
Buyers don’t evaluate your property in a vacuum.
They’re comparing it with everything else they can buy.
Your home may not have changed during those 60 days.
Its competitive position may have.
6. Is the Price the Problem?
Sometimes, yes.
Price is one of the first things I would evaluate when a home isn’t selling.
But I wouldn’t automatically reduce the price just because the listing reached 60 days.
I would look at the evidence.
If the home is getting almost no showings, price may be preventing buyers from even considering it.
If you’re getting showings but repeatedly hearing that buyers like the property but think it’s too expensive, that’s another signal.
If competing homes are selling while yours isn’t, we need to understand why.
And if you’ve had strong traffic, positive feedback and serious buyer interest, the answer may be different.
A price reduction should have a purpose.
Related: Should I Accept a Low Offer on My Hollywood Hills Home?
The goal isn’t simply to make the number smaller.
The goal is to reposition the property so a new group of buyers sees value.
7. If You Reduce the Price, Make the Reduction Meaningful
One mistake I sometimes see is a seller making a series of very small reductions.
A home is listed at $2,495,000.
Then reduced to $2,475,000.
Then $2,450,000.
Then $2,425,000.
The price technically changed, but the property’s position in the market may not have changed much at all.
If you’re going to adjust the price, I would ask:
What does this new price accomplish?
Does it move the property into a new buyer search range?
Does it make the home more competitive with recent sales?
Does it address the feedback we’ve been hearing?
Does it create a compelling reason for buyers who previously passed on the home to reconsider it?
A strategic price adjustment should be based on what you’re trying to accomplish—not simply on the idea that it’s time to reduce.
8. Is the Presentation Hurting You?
Price isn’t always the only issue.
After 60 days, I would take another look at the property through a buyer’s eyes.
Not the seller’s eyes.
Not the agent’s eyes.
The buyer’s.
Does the home show well?
Is it cluttered?
Does it feel dark?
Are there rooms that are difficult for buyers to understand?
Does the landscaping make a poor first impression?
Are there inexpensive cosmetic improvements that would make the property feel better cared for?
Could different staging help?
Sometimes a seller doesn’t need a major renovation.
A home may simply need editing, cleaning, landscaping, paint, lighting or staging adjustments to make it more appealing.
9. Is the Online Marketing Strong Enough?
Most buyers will see your home online before they ever see it in person.
So after 60 days, I would look critically at the listing itself.
Are the photographs strong?
Does the first photo make someone want to click?
Does the video actually show what makes the property special?
Does the listing description tell buyers why the home is worth seeing?
Are the property’s best features obvious?
Is the home being marketed beyond simply putting it in the MLS?
For distinctive Los Angeles properties—particularly architectural, luxury and hillside homes—marketing should communicate more than bedrooms, bathrooms and square footage.
It should help buyers understand why this particular property is special.
10. Are You Making the Home Easy to Show?
This sounds simple, but it matters.
If buyers need 48 hours’ notice, can only see the property during narrow windows, or repeatedly have difficulty getting an appointment, you may be losing opportunities.
Not every seller can provide unlimited access.
Tenant-occupied properties, children, pets and work schedules can all create legitimate constraints.
But the more difficult a property is to see, the easier it becomes for a buyer to move on to the next house.
After 60 days, I would review whether showing restrictions are affecting activity.
11. Should I Take the Home Off the Market?
Maybe—but I wouldn’t do it simply because you’re frustrated.
Taking a home off the market doesn’t automatically fix the reason it didn’t sell.
If the problem was price, the price still needs to be addressed.
If the photos weren’t good, you still need new photography.
If the home didn’t show well, that still needs attention.
If the marketing wasn’t reaching buyers effectively, that strategy needs to change.
There can be legitimate reasons to pause a listing.
Perhaps you’re going to make improvements.
Maybe timing has changed.
Maybe you need a break for personal reasons.
But if the plan is simply:
“Let’s take it off and put it back on later and hope buyers react differently,”
I would want a much stronger strategy than that.
A relaunch works best when buyers can see something has changed.
12. Should I Change Real Estate Agents?
Not automatically.
A home taking 60 days to sell doesn’t necessarily mean the agent is doing a poor job.
Again, the property, price range and market matter.
But this is a reasonable time to evaluate the strategy and the communication you’re receiving.
Ask yourself:
Does my agent clearly explain what is happening?
Am I receiving showing feedback?
Are we reviewing new listings and sales?
Has the marketing evolved based on buyer response?
Is there a clear strategy for the next 30 days?
When something isn’t working, is my agent willing to tell me what they believe needs to change?
You don’t need an agent who simply tells you what you want to hear.
You need someone who can interpret what the market is telling you and recommend what to do next.
13. Don’t Wait Until the Listing Expires to Have This Conversation
This may be the biggest takeaway.
If your home has been on the market for 60 days and isn’t selling, don’t wait until the listing agreement expires to figure out what went wrong.
You have information now.
Use it.
Review the pricing.
Review the competition.
Review the feedback.
Review the presentation.
Review the marketing.
Review the showing activity.
Then decide what should change.
Sometimes relatively small adjustments can improve the property’s position.
Other times, the data may tell you that a more substantial change is needed.
Either way, I’d rather make that decision while you still have options than wait until months have passed with the same strategy.
Related: My Hollywood Hills Home Didn’t Sell — What Should I Do Next?
14. What I Would Do at the 60-Day Mark
If I were reviewing a Los Angeles listing that hadn’t sold after 60 days, I would essentially perform a new market analysis.
I would ask:
How many showings have we had?
How does that compare with competing listings?
What feedback keeps repeating?
What homes have sold since we listed?
What new competition has entered the market?
Have competing properties reduced their prices?
Is our price still supported by today’s market?
Is the presentation helping or hurting us?
Is the marketing generating enough attention?
Are showing restrictions costing us buyers?
Have we received any offers—and what did those offers tell us?
Then I would make a recommendation based on the answers.
Maybe we hold the price.
Maybe we reposition it.
Maybe we make a meaningful price adjustment.
Maybe we improve the presentation or marketing.
Or perhaps several things need to change at once.
What I wouldn’t recommend is another 60 days of exactly the same strategy when the market has already told us it isn’t working.
Frequently Asked Questions
Is 60 days a long time for a house to be on the market in Los Angeles?
It depends on the property, neighborhood, price range and current market conditions. Some homes sell quickly while luxury or highly unique properties can require more time. The more important question is what showing activity, buyer feedback and competing sales are telling you during those 60 days.
Should I reduce the price after 60 days?
Not automatically. Review showing activity, buyer feedback, recent comparable sales and current competition first. If the evidence points to price, a strategic adjustment may make sense.
Why am I getting showings but no offers?
If buyers are touring the property but not writing offers, there may be a disconnect between the home’s price and what buyers perceive its value to be once they see it. Condition, layout, location and other property-specific issues can also affect buyer response.
Why am I not getting any showings?
Limited showing activity can indicate that buyers aren’t seeing enough value to visit the property. Price, photography, online presentation, competition and showing restrictions should all be evaluated.
Should I take my house off the market and relist it later?
Possibly, but simply removing and relisting a property doesn’t necessarily solve the underlying problem. Before relaunching, determine what needs to change about the price, presentation, marketing or overall strategy.
Should I change agents if my home hasn’t sold?
Not necessarily. Instead, evaluate the strategy, communication, marketing, feedback and recommendations you’re receiving. If the listing isn’t producing results, there should be a clear discussion about why and what should change.
What happens if my listing expires without selling?
Once a listing expires, the seller can decide whether to relist with the same agent, hire a different agent, pause the sale or pursue another strategy. Before relisting, it’s important to understand why the property didn’t sell the first time.
Learn More: Hollywood Hills Agent Who Relists and Sells Expired Listings
Has Your Los Angeles Home Been Sitting on the Market?
If your home has been listed for 60 days—or longer—and you’re starting to wonder what isn’t working, this is the time to evaluate the strategy rather than simply wait.
Sometimes the issue is price.
Sometimes it’s presentation, competition, marketing or access.
And sometimes it’s a combination of several things.
The important part is figuring out what the market has been telling you and what needs to change to improve your chances of selling.
I specialize in luxury and architectural homes throughout Los Angeles, with a focus on the Hollywood Hills and Sunset Strip, and I also work with homeowners whose properties have struggled to sell the first time.
If you’d like a second opinion on your property’s pricing, positioning or marketing strategy, visit the Contact page or call/text 323-719-3360.
I’m always here to help.
About the Author
Natalie Novarro is a real estate agent with Sotheby’s International Realty in Los Angeles, specializing in the Hollywood Hills and Sunset Strip.
With over 20 years of experience and more than $100M in career sales, she works with buyers, sellers, and investors throughout Los Angeles.
For more information or to get in touch, visit the Contact page or call/text 323-719-3360.