Marketing Strategy

I want to share this excellent report with you. This is only an overview. To read the whole report click here.

By Ana Cardells on 18 July 2024

Will adding a floor plan to a real estate listing impact its Days on Market? A new Special Report from Restb.ai, the leader in computer vision and AI for real estate, answers that question.

The AI movement is revolutionizing the property sector, harnessing the power of computer vision to unlock unprecedented insights and create innovative data-driven strategies. In a pioneering move, a first-of-its-kind study has utilized computer vision and machine learning to analyze thousands of listings, unveiling the true impact of floor plans on selling speed.

This new study quantifies the effect of floor plans, an often-overlooked listing element that we now understand. It offers insight to brokers and agents on an important addition to their property marketing. This comprehensive analysis sheds new light on how floor plans can influence Days on Market.

1. Analysis scope

Restb.ai meticulously examined 100,000 single-family properties listed between May 1st, 2023, and April 30th, 2024, across 10 diverse US metro markets for a thorough and comprehensive analysis. These markets include Chicago, Grand Rapids (MI), Portland, Denver, Houston, Las Vegas, Jacksonville, Saint Louis, Phoenix, and Dallas.

The purpose of including these 10 markets in the study was to provide a geographically diverse dataset. By including major metropolitan areas of various sizes and locations, we aimed to capture a wide range of real estate dynamics. Incorporating market diversity into this study helps reveal general conclusions about the impact of floor plans on property listings, regardless of regional market variations.

4. Impact of floor plans on selling speed (DOM)

One of the most interesting data points revealed from the computer vision and AI analysis by Restb.ai, is the impact of floor plans on how long a property is listed for sale. A market-by-market analysis of listings featuring floor plans revealed that Days on Market (DOM) varied significantly by location. For example, some cities showed a remarkable reduction in DOM for listings with floor plans, with Chicago moving from 11.3 to 8.5 days – an improvement of 33% faster. St. Louis showed a similar improvement with DOM moving from 8.6 to 6.1 days, a decrease of over 41%!

Conversely, markets such as Dallas and Las Vegas show a longer selling time. Dallas saw an increase in DOM of 23% from 14 to 18.3 days. Las Vegas increased 2% from 12.9 to 13.2 days.
These findings highlight that while floor plans can generally enhance the appeal of a listing, their impact can differ significantly based on the specific market dynamics.

Key Takeaways:

• Geographical diversity in floor plan penetration: 14.5% of listings across a variety of markets contain floor plans. Chicago and Grand Rapids are the cities with the highest number of listings with floor plans (31%) while Jacksonville and St. Louis are the cities with the lowest number of listings with floor plans (6.7% and 4.9%).
• Floor plan usage is growing: The majority of cities have seen a year-over-year increase in the number of listings with floor plans, indicating a growing trend. For instance, cities like Saint Louis and Phoenix showed significant increases from 2.8% to 4.9%, and 5.5% to 8.5% respectively.
• DOM impact of floor plans is highly local: 0.6 days decrease of Days on Market overall, with 5 markets showing a substantial decrease in median DOM (decrease of 10+%), 3 markets showing a slight decrease, 1 market showing a small increase and 1 market showing a large increase (increase of 10+%).
• Higher penetration of floor plan usage results in greater impact: Markets with at least 10% of listings containing floor plans result in an average of 1.4 less DOM, or a decrease of 18%.

If you own a detached home in North Vancouver or West Vancouver, you’ve probably heard the advice before:

“Spring is the best time to sell.”

While there is some truth to that, seasonality on the North Shore is more nuanced than most homeowners realize. In fact, some sellers leave tens of thousands of dollars on the table by following generic timing advice that doesn’t reflect how buyers actually behave in our local market.

Let’s break down how seasonality really impacts detached home prices, buyer competition, and sale outcomes—so you can make a confident, informed decision.

Why Seasonality Matters More on the North Shore

Unlike condo-heavy urban markets, detached homes on the North Shore attract a specific buyer profile:

• Families upsizing

• Relocating executives

• Downsizers moving within the community

• Lifestyle-driven buyers prioritizing schools, views, and privacy

Because of this, buyer motivation shifts noticeably throughout the year, especially when weather, school schedules, and inventory levels change.

Spring (March–May): Maximum Attention, Maximum Competition

Spring consistently brings the highest number of active buyers to the market.

Pros:

• More showings and open house traffic

• Emotional buyers energized by spring momentum

• Strong sale prices when priced correctly

Cons:

• More competing listings

• Buyers compare aggressively

• Overpricing is punished quickly

Best for:
Well-presented homes in family-friendly neighbourhoods, especially if pricing is sharp from day one.

Summer (June–August): Fewer Buyers, Stronger Motivation

This is where many sellers underestimate the opportunity.

What actually happens:

• Casual browsers disappear

• Serious, deadline-driven buyers remain

• Inventory often tightens

In West Vancouver especially, summer buyers are often relocation-driven or lifestyle buyers who want to be settled before fall.

Best for:
Homes with outdoor living, views, or privacy—and sellers who value certainty over volume.

Fall (September–November): Strategic Sellers Win Big

September frequently delivers some of the cleanest sales of the year.

Why:

• Buyers return with urgency after summer

• Inventory hasn’t fully rebounded yet

• Less emotional noise, more decisive offers

This is one of the most underrated windows for North Shore sellers—especially for homes that were prepared earlier in the year.

Winter (December–February): Fewer Listings, Serious Buyers

Winter scares many sellers away—but that’s exactly why it can work.

Reality:

• Lowest inventory of the year

• Buyers shopping now need to buy

• Less competition = stronger negotiating position

Winter sellers often benefit from cleaner offers and faster decisions, even if total buyer numbers are lower.

The Biggest Myth About Timing Your Sale

The most common mistake sellers make is focusing only on the season instead of:

• Local inventory levels

• Buyer urgency

• Pricing strategy

• Presentation and marketing quality

A well-priced, professionally marketed home can outperform the market in any season.

Seasonality influences results—but strategy determines them.

So… When Should You Sell?

The best time to sell your home is when:

1. Your pricing strategy reflects current buyer behavior

2. Your home is positioned better than competing listings

3. Inventory in your segment is working in your favor

That’s why two homes on the same street can sell months apart—with dramatically different results.

Thinking Ahead? Smart Sellers Plan Early

If you’re considering selling in the next 6–12 months, the biggest advantage you can give yourself isn’t timing—it’s preparation.

Knowing when to act is important.
Knowing how to act is what maximizes your outcome.

ATTOM Data Solutions analyzed more than 29 million single family home and condo sales over the past eight years to determine the top days to list your home for sale.

The top five days to list your home brought in a 10% premium over market value and are all in either May or June!

“Families start their home search when they know their kids will be out of school and when the weather is ideal for home viewing and moving, giving home sellers an upper hand in price negotiations.”

Source: Keeping Matters Current