The price-per-foot line where market time triples: has anyone mapped it in their own

I pulled every active listing within a half mile of a subject property this week. Eleven of them. Everything priced at or below $187/SF had a median 43 days on market. Everything above it: 162 days. Same neighborhood, same week, same product.

That break seems to exist in most metros and only the location of the line changes. It has not mattered much for four years because appreciation covered a miss. With Southern appreciation running about 0.9% annually, and Case-Shiller showing Dallas down 0.66% and Tampa down 1.19% in June, a six-month hold now contributes roughly half a percent. That does not cover a rehab budget that came in light.

Two questions for anyone underwriting right now.

Have you plotted price per square foot against days on market in your own farm area, and where did the curve break?

And are you comping against the subdivision or against a radius? I keep finding that a half-mile ring crosses three or four subdivisions with genuinely different builders, lot sizes and buyer pools, and the blended number is meaningfully wrong in both directions.