It's a Buyer's Market — With an Asterisk.

Written by Cindy Dunnican, REALTOR® | The Dunnican Team at Coldwell Banker Apex, Realtors® Last updated: April 2026 | Market area: Northeast Dallas and Rockwall County

If you've been watching the headlines, you've probably seen the reports: more homes on the market, sellers making concessions, buyers gaining leverage. And for the most part, that's accurate. The Associated Press published a solid breakdown this week of where the national housing market stands entering spring, and a lot of it rings true in our corner of North Texas.

But "buyer's market" is one of those terms that can mean very different things depending on where you're buying, what price range you're in, and what you're actually trying to accomplish. So let me give you the local version.

The Rate Environment, Honestly

Mortgage rates moved up since late February, when the 30-year average briefly dipped just under 6% — the lowest point in more than three years. As of early April, rates have climbed back to around 6.46%, largely driven by economic uncertainty tied to the conflict in the Middle East and its ripple effect on energy prices and Treasury yields.

To put that in practical terms: on a $400,000 home with 20% down, the difference between a 6% rate and a 6.46% rate is roughly $83 a month. That's not nothing — but it's also not a reason to walk away from a well-priced home you're otherwise ready to buy.

What matters more is whether the home is priced correctly for today's market. Right now, many aren't.

What We're Seeing Locally

In Northeast Dallas and Rockwall County, we're seeing a market that has meaningfully shifted from where it was two and three years ago. Homes are sitting longer. Price reductions are more common. Sellers who priced based on peak-cycle comps — or based on what their neighbor "got" 18 months ago — are watching their listings stagnate while better-priced homes move.

Rockwall County's resale market was sitting at approximately 5.4 months of supply as of February 2026, according to NTREIS data. That's edging into buyer's market territory — a meaningful shift from the sub-3-month environment we saw at the height of the seller's market. The median sale price for Rockwall County came in around $425,000 in January, and average days on market stretched to roughly 105 days, per Redfin. That's actually down slightly from 111 days the prior year — a small improvement, but still a pace that reflects a slower, more deliberate buying environment.

Across the broader DFW metro, the median listing price was $385,000 in February, down 2.2% year-over-year according to MetroTex Association of Realtors. And DFW ranked among the top five metros nationally for inventory growth over the past year. More options for buyers means less automatic pressure on buyers to move fast — and less automatic leverage for sellers.

That said, the market isn't uniform. Price points matter. DFW data from earlier in 2026 showed that while starter and mid-tier homes saw price declines of more than 3%, the luxury segment actually gained ground. Higher-end buyers tend to be less rate-sensitive, and well-positioned luxury homes are still attracting attention. What's softening isn't the market as a whole — it's the parts of the market that got ahead of themselves on price.

For Buyers: Yes, You Have More Leverage — Use It Thoughtfully

If you've been sitting on the sidelines, this spring offers something that hasn't been available in a while: negotiating room. Sellers are more willing to offer closing cost assistance, accept offers below list price, and make concessions after inspections. That's real.

What I'd caution against is treating every seller as desperate. The well-priced, well-maintained homes in desirable locations are still attracting attention — sometimes multiple offers. Leverage is real, but it's not unlimited. Overplaying your hand on a home you genuinely want can still cost you the deal.

If rates continue rising, waiting could mean fewer choices, a higher payment, or both. One practical approach worth considering: buy the home, plan to refinance the rate when conditions improve. It's not a new idea — it's what experienced buyers have done through every rate cycle. You control the purchase. You don't control the market.

For Sellers: This Is Not the Market to Test Price

The biggest mistake sellers are making right now is pricing on hope rather than data. In Rockwall County's new construction sector, homes are closing at roughly 90% of original asking price, according to NTREIS data — which tells you something important about what buyers are willing to pay relative to what sellers are asking.

In the resale market, it's the same dynamic. Buyers have time and options. They'll skip an overpriced home, wait for the reduction, and then come in lower than they would have initially. Overpricing doesn't just slow your sale — it can cost you money on the back end.

If you're thinking about selling this spring, pricing correctly from day one and being genuinely prepared to negotiate is the highest-leverage thing you can do.

The Bigger Picture

A lot is happening simultaneously right now: geopolitical uncertainty, rate volatility, a job market showing some softening, and a housing market still unwinding from one of the most unusual cycles in recent memory. None of that means the market is broken. It means it requires more strategy and more clarity than it did a few years ago.

For buyers and sellers alike, the question isn't really "is this a good time?" The question is whether it's the right time for you — your finances, your timeline, your goals. That's always been true. It's just more important to think it through carefully right now.

If you're trying to figure out where you stand, reach out. I'm glad to walk through what the numbers look like for your specific area and price range.

Frequently Asked Questions: DFW and Rockwall County Housing Market, Spring 2026

Is it actually a buyer's market in Rockwall County right now?

By the numbers, yes — at least on the resale side. Rockwall County's resale market was sitting at approximately 5.4 months of supply as of February 2026, per NTREIS data. A balanced market is generally considered to be around 4 to 6 months of supply, and anything above 6 months clearly favors buyers. We're not quite at that threshold, but we're closer to it than we've been in several years. Buyers have more options, more time to decide, and more room to negotiate than they did in 2021 or 2022. That said, specific neighborhoods and price points vary. The well-priced homes in high-demand areas still move faster than the market average.

What are mortgage rates right now, and should I wait for them to come down?

As of early April 2026, the average 30-year fixed mortgage rate is around 6.46%, up from just under 6% in late February. Rates have moved up partly due to economic uncertainty connected to the conflict in the Middle East and rising energy prices. Whether they come back down — and when — is genuinely hard to predict. What I tell buyers is this: if the home is right and the payment works at today's rate, waiting for a lower rate is a gamble that may or may not pay off. If rates do drop, you can refinance. If they don't, you've potentially missed a home while also competing against more buyers who re-entered the market expecting lower rates.

Are home prices falling in DFW?

In many areas, prices have softened or at least stopped growing at the pace we saw in 2021 and 2022. The DFW median listing price was $385,000 in February 2026, down 2.2% from a year earlier, according to MetroTex Association of Realtors. Zillow's home value index for Rockwall specifically showed values down roughly 1.9% year-over-year. That's a correction from peak — not a collapse. The market is resetting to a more sustainable level, and there are real deals to be found among sellers who haven't adjusted their expectations yet.

How long are homes sitting on the market in Rockwall County?

Average days on market in Rockwall County was running around 105 days in January 2026, down slightly from about 111 days the prior year, per Redfin. That's a meaningful change from the frenzied pace of 2021 and early 2022, when well-priced homes were often under contract within days. The current pace gives buyers time to be deliberate — to do their research, order inspections, and negotiate from a position of information rather than panic. Sellers should plan accordingly and not assume a quick sale without strong pricing and preparation.

Are sellers having to make concessions?

Increasingly, yes. In the new construction sector across Rockwall County, sellers are closing at around 90% of original asking price on average, per NTREIS data — which reflects a market where builders are using rate buydowns, design upgrades, and closing cost assistance to move inventory. On the resale side, inspection-related repairs and closing cost contributions have become more common negotiating points than they were two years ago. That doesn't mean sellers are giving homes away — it means the negotiation is a real conversation again rather than a one-way street.

If I'm thinking about selling, should I wait for a better market?

That depends on what "better" means to you. If rates drop significantly and buyer demand surges, yes, there could be a more seller-favorable environment down the road. But waiting also means staying in a home you're ready to leave, potentially carrying costs longer, and trying to time a market that doesn't always cooperate with predictions. What I tell sellers is that a well-prepared, correctly priced home in Northeast Dallas or Rockwall County can still sell well in this environment — it just requires more discipline and strategy than it did a few years ago. Sellers who approach this market with realistic expectations are still achieving solid outcomes.

Data sourced from MetroTex Association of Realtors (February 2026 market report), NTREIS, Redfin, Realtor.com, Zillow, and the Associated Press.

Related Reading

• How the Home Buying Process Works in Texas
• DFW Real Estate Market Update
• Rowlett Housing Market Update
• Rockwall Housing Market Update
• Negotiation Is Back: 6 Smart Strategies for Dallas-Area Homebuyers
• The Best Time to Sell a Home in DFW in 2026 May Be Closer Than You Think

Ready to talk through what this market means for your specific situation? We're glad to walk you through the numbers — no pressure, no obligation. → Contact The Dunnican Team