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By the Numbers

Real Estate Market Update

Curious about what the market’s doing in your neighborhood? Whether you’re thinking of buying, selling, or just staying informed, our local real estate market updates help you make smarter decisions. Below, you'll find the latest stats, trends, and expert commentary—broken down by county, city, and even neighborhood. This page is updated monthly with insights from The Dunnican Team’s on-the-ground expertise.

 

City of Garland, TX

MEDIAN SALES PRICE

$301,500

MEDIAN SALES PRICE

CLOSED SALES

532

CLOSED SALES

ACTIVE LISTINGS

538

ACTIVE LISTINGS

MONTHS INVENTORY

4.0

MONTHS INVENTORY

The Dunnican Team

Garland, TX Housing Market Update

Garland's Q2 2026 data tells a measured softening story with encouraging structural undertones. The median sale price declined 3.4% to $301,500, with per-square-foot values down 3.9% to $178.57 — both metrics moving in the same direction with median home size essentially flat, confirming this is genuine pricing adjustment rather than a mix-shift artifact. Against that, active listings fell 11.5% to 588, months of supply declined 0.4 to 4.0 — exactly at the balanced market threshold — and closed sales rose 1.5% to 532. Days on market improved 5 days to 43, and sellers received 95.6% of original list price. The combination of falling inventory, stable sales volume, and improving pace while prices soften is the classic profile of a market finding its floor — demand holding as the price resets to where buyers are willing to transact. Garland's 49-year median home age, inner-ring Dallas location, and $200,000–$399,999 price concentration give it a durable affordability-driven demand base that limits how far and how fast values can fall. The second half of 2026 looks increasingly like stabilization rather than continued decline.

Garland, TX Housing Market Update – Q2 2026 | July 2026

Reporting Period: April 1–June 30, 2026 • Data via NTREIS / Texas REALTORS® Data Relevance Project

Key Highlights | Garland Housing Market Update – Q2 2026

  • Median Sale Price: $301,500 (−3.4% vs. Q2 2025)
  • Closed Sales: 532 (+1.5% vs. Q2 2025)
  • Active Listings: 588 (−11.5% vs. Q2 2025)
  • Months of Inventory: 4.0 (−0.4 months vs. Q2 2025)

Q2 2026 Garland Market Commentary

PRICES
Garland's median sale price came in at $301,500 in Q2 2026, a 3.4% decline from Q2 2025. Median price per square foot followed closely, declining 3.9% to $178.57, while median home size held nearly flat at 1,695 square feet, essentially unchanged from 1,703 a year ago. With home size stable, both the overall median and the per-square-foot figure moving in the same direction indicates genuine pricing softening — not a mix-shift effect. Garland's pricing correction is measured and consistent: both metrics are down roughly the same amount, which points to a broad, modest adjustment across the market rather than a concentrated decline in any particular segment. The 49-year median home age tells you this is an entirely resale-driven market — established, character-neighborhood housing stock in a mature inner-ring suburb that has been building long-term value for decades.

SALES ACTIVITY
Transaction volume held essentially flat in Q2 2026 at 532 closed sales, a 1.5% increase from 524 in Q2 2025. That's meaningful stability — in a market experiencing moderate price softening, maintaining sales volume at prior-year levels tells you that buyers are adjusting their offer prices to match current market reality and transactions are completing at the adjusted values. Days on market improved to 43 days, down 5 from Q2 2025's 48 — homes are actually moving faster than a year ago even as prices have softened, which typically indicates sellers are pricing more realistically from day one. Days to close held flat at 29 days. The close-to-original-list-price ratio declined to 95.6% from 98.1% — a 2.5-point drop indicating buyers are consistently negotiating below asking price, which is the primary mechanism through which the pricing adjustment is being expressed.

INVENTORY
Active listings fell to 588 in Q2 2026, down 11.5% from 664 in Q2 2025 — a meaningful inventory reduction that is providing a floor beneath the price adjustment. At 4.0 months of supply, down 0.4 months year over year, Garland sits right at the threshold between balanced and seller-leaning. The inventory contraction, combined with stable sales volume and improved days on market, suggests the market is finding equilibrium. The price distribution reflects Garland's affordable, mid-market character: 39.2% of Q2 sales were in the $200,000–$299,999 range and 32.3% in $300,000–$399,000 — together accounting for 71.5% of all closings. The 49-year median home age and 1,695 square foot median home size confirm this is a community of established single-family homes that offer genuine value for buyers who prioritize affordability and location.

MARKET BALANCE
At exactly 4.0 months of inventory — the textbook dividing line between balanced and seller-leaning — Garland is balanced, with the data suggesting the market may be stabilizing. The concurrent signals of falling inventory, improved DOM, and flat sales volume point to a market that has absorbed its pricing correction and is finding a new floor. The softening is real — both price metrics confirm it — but the structural dynamics are constructive: supply is tightening, homes are moving faster, and transaction volume is holding. Garland's affordability relative to the broader DFW market, combined with its established neighborhood character and inner-ring location, gives it a durable demand base that limits how far and how fast prices can fall.

What Sellers Need to Know

  • Both median price (−3.4%) and price per square foot (−3.9%) are down year over year with home size flat — the softening is real. Price your home based on Q2 2026 closed comparables, not 2024 or early 2025 peak values.
  • The 95.6% close-to-list ratio means buyers are successfully negotiating about 4.4% below asking price. That gap is real and consistent — factor it into your initial pricing rather than discovering it through forced reductions after extended market time.
  • Active listings dropped 11.5% to 588. You have meaningfully fewer competitors than a year ago — that's a genuine advantage. Use it by pricing correctly and letting the tighter supply work in your favor.
  • Days on market improved to 43 days from 48 — homes that are priced right are moving faster, not slower. The market isn't stagnant; it's recalibrating. Meet it where it is and you'll close efficiently.

What Buyers Need to Know

  • Garland at a $301,500 median price offers one of the most accessible entry points into the DFW resale market. With 71.5% of sales below $400,000 and a 49-year housing stock full of established character neighborhoods, the value proposition here is real.
  • The 95.6% close-to-list ratio tells you buyers are negotiating an average of about 4.4% below asking price. Use current closed comparables to anchor your offer — not what homes were listing for 18 months ago.
  • Active listings are down 11.5% to 588, and months of inventory is at exactly 4.0. The market is balanced, not oversupplied — you have negotiating room, but this isn't a buyer's market where sellers are desperate. Approach negotiations constructively.
  • The 43-day average days on market gives you time to evaluate thoroughly. Get a full inspection, review disclosures carefully, and don't let artificial urgency push you into a decision you're not ready for. But also don't drag your feet on a home that checks your boxes — the right homes at the right price are still moving.

2026 Garland Housing Market Forecast

Garland appears to be in the process of finding a pricing floor. The combination of tightening inventory (−11.5%), stable transaction volume (+1.5%), and improving days on market (43 vs. 48) suggests the market is absorbing its correction rather than accelerating into further decline. If inventory remains near current levels through Q3 and sales volume holds, the $295,000–$310,000 median range is likely where pricing stabilizes before modest recovery becomes possible. The pricing adjustment from the 2023–2024 peak appears to be largely complete at the per-square-foot level.

If mortgage rates improve in Q4 2026, Garland's accessible price point — with median pricing at $301,500 and the majority of activity below $400,000 — positions it to capture meaningful demand from first-time buyers and value-oriented move-up buyers who have been rate-constrained. Garland's inner-ring location, proximity to Dallas employment, and established neighborhood character are durable advantages that will support demand recovery once financing conditions improve. For sellers, the outlook is one of stable conditions at adjusted values rather than further significant declines. For buyers, current conditions represent a reasonable entry point with some negotiating room that may narrow as inventory tightens further.

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Questions About the Garland Market?

Whether you're buying into Garland's affordability or selling in the current environment, The Dunnican Team works across Northeast Dallas and surrounding communities and can help you navigate with a clear, data-grounded strategy. Reach out anytime.

Source: NTREIS MLS / Texas REALTORS® Data Relevance Project — Garland, TX, Q2 2026 (April 1–June 30, 2026) with Q2 2025 comparison metrics. Data via MetroTex Association of REALTORS®. Analysis provided in partnership with the Real Estate Center at Texas A&M University. All figures reflect All Residential (SF + attached) — All Construction Types.

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Frequently Asked Questions – Garland Housing Market Update Q2 2026

Is it a good time to sell a home in Garland in 2026?

Garland's Q2 2026 data presents a more favorable picture for sellers than the softening median price suggests. Active listings fell 11.5% to 588, months of supply sits at exactly 4.0 — the textbook dividing line between balanced and seller-leaning conditions — and days on market actually improved 5 days to 43. That combination of falling inventory, stable sales volume, and faster pace is the structural profile of a market finding its floor rather than continuing to soften. Sellers received 95.6% of original list price — down modestly from 98.1% a year ago but still reflecting a market where correctly priced homes are closing close to ask. The 3.4% per-square-foot decline is real but moderate, and the structural indicators suggest further meaningful softening is unlikely if inventory continues to contract. Sellers who price to current market conditions rather than 2024 peak comparables are finding efficient transactions in approximately 43 days.

Is it a good time to buy a home in Garland in 2026?

Garland offers one of the more compelling value propositions in the inner-ring Dallas market right now. A $301,500 median price — down 3.4% from a year ago — combined with a 95.6% close-to-list ratio gives buyers real purchasing power and modest negotiating room in an established community with a 49-year median home age and direct access to major Dallas employment corridors. At 4.0 months of supply, conditions are balanced rather than deeply buyer-favorable, but buyers have more time and more selection than they did in 2022–2024. The structural tightening — inventory down 11.5%, sales stable, DOM improving — suggests this may be near the most favorable buyer entry point Garland offers in the current cycle. Buyers who find a home that meets their criteria should act thoughtfully rather than assuming current conditions will persist through 2027.

How long are homes sitting on the market in Garland right now?

Homes that closed in Q2 2026 averaged 43 days on market — down 5 days from Q2 2025's 48. That improvement is one of the more encouraging signals in Garland's Q2 data and tells you that correctly priced homes are actually finding buyers faster than a year ago, even as prices have softened modestly. Days to close averaged 29 days once under contract — unchanged from a year ago — putting the total list-to-close timeline at approximately 72 days, down 5 days from Q2 2025. Garland's improving pace in a softening price environment is the hallmark of a market where sellers have adjusted to meet buyers rather than holding firm at elevated ask prices — which is exactly what produces efficient transactions and stable volume.

Are Garland home prices rising or falling in 2026?

Falling modestly — and likely near a floor. The median sale price declined 3.4% to $301,500, with per-square-foot values down 3.9% to $178.57 and median home size essentially flat. Both metrics moving in the same direction with stable home size confirms this is genuine pricing softening rather than a composition effect. However, the structural conditions argue against further significant decline: inventory is contracting, sales volume is holding, and days on market is improving. When those three things happen simultaneously in a softening market, it typically signals that the pricing correction is absorbing demand at the new level rather than triggering further retreat. Garland's affordability — one of the lowest median prices among inner-ring Dallas suburbs — provides a durable demand floor that limits downside risk in ways that higher-priced markets don't have.

How competitive is the Garland real estate market right now?

Garland sits right at the balanced threshold of 4.0 months of supply — technically neither a buyer's nor a seller's market, with the data nudging slightly toward sellers given the inventory contraction and improving pace. The 95.6% close-to-list ratio means buyers can expect to negotiate about 4.4% below original asking price on average — more room than existed a year ago at 98.1%, but not a deeply discounted environment. The most active price range is $200,000–$299,999 at 39.2% of Q2 sales — buyers in this segment will find the most selection and the most comparable data, but also the most competition from other value-oriented buyers. The 43-day average days on market means homes aren't sitting indefinitely — buyers should be prepared to move decisively when the right home appears, even in a balanced market.

Ready to buy or sell in Garland? Contact The Dunnican Team — we work across Northeast Dallas and surrounding communities and can help you navigate current market conditions with a clear, data-grounded strategy.

Garland Real Estate Overview

A Diverse, Accessible, and Affordable Housing Market in the Heart of DFW

About Garland, TX

Located just northeast of Dallas, Garland is one of the most established and multifaceted cities in the DFW Metroplex. With a population of over 240,000, it offers a compelling blend of urban access, multicultural vibrancy, and affordable living—making it a standout choice for first-time buyers, families, and real estate investors alike.

Garland is especially commuter-friendly. Major highways like I-635, I-30, US-75, and the President George Bush Turnpike (PGBT) intersect here, and it’s one of the few cities in the region served by DART Light Rail, offering a direct line to downtown Dallas and other job centers. Whether you're headed to Plano, Richardson, North Dallas, or Downtown, Garland makes the commute easy.

But it’s not just about location. Garland boasts over 2,800 acres of parks, a growing arts and cultural scene, award-winning schools, and a cost of living that stretches your dollar farther than most nearby suburbs. For buyers looking for value, access, and a strong sense of community, Garland checks all the boxes.

Homes for Sale in Garland, TX

Garland’s housing market is incredibly diverse—ideal for buyers at almost every stage of life and budget. Whether you’re after a charming mid-century ranch, a turnkey new build, or something in between, Garland delivers variety and value.

You’ll find:

  • Mid-century ranch-style homes in mature neighborhoods with large trees, character, and renovation potential

  • Fully updated homes with modern kitchens, open layouts, and energy-efficient systems

  • New construction in infill and up-and-coming developments featuring smart-home tech and modern finishes

  • Larger homes in neighborhoods like Firewheel and Springpark, with proximity to golf courses, trails, and shopping

  • Townhomes and investment properties suited for rental income or low-maintenance living

  • Executive homes in Oakridge and similar communities, with access to country clubs and major employers

Compared to cities like Plano or Richardson, Garland often offers more square footage, upgraded features, and outdoor space for your budget—making it an appealing option in today’s market.

Why Buyers Choose Garland

Garland attracts buyers with its affordability, but they stay for its culture, convenience, and community feel. Ongoing revitalization projects—like the reimagined Downtown Garland Square and upgrades to local infrastructure—have elevated the city’s profile as both a smart investment and a great place to call home.

Here’s what makes Garland stand out:

  • Affordable home prices paired with excellent access to highways and public transit

  • School choice and magnet programs in Garland ISD, one of the region’s most innovative districts

  • A diverse, inclusive community celebrated through local events, international dining, and neighborhood pride

  • A thriving arts and entertainment scene, with venues like the Granville Arts Center and Plaza Theatre

  • Easy access to Firewheel Town Center, Lake Ray Hubbard, and a vast network of parks and trails

Whether you're looking for your first home or your fifth investment, Garland offers a rare mix of livability and long-term value.

Your Garland Real Estate Experts

In a fast-moving market like Garland, local knowledge and strategic insight make all the difference. That’s exactly what you’ll find with Cindy and Cory Dunnican, founders of The Dunnican Team at Coldwell Banker Apex, Realtors®.

With decades of experience across Garland’s many neighborhoods, Cindy and Cory have helped clients:

  • Spot undervalued opportunities with upside potential

  • Navigate school zoning and redevelopment zones

  • Price competitively and market effectively in diverse buyer pools

  • Maximize returns through smart updates and staging

Their approach is rooted in honesty, results, and faith-driven service—offering you more than a transaction, but a partnership built on trust and local expertise.

Thinking about buying or selling in Garland?
Let The Dunnican Team guide you home.

Selling A Home in Garland?

Our team knows how to position your property for success in today’s shifting market. Get expert pricing, staging tips, and a custom marketing plan.

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Ready to Buy in Garland?

We’ll help you explore neighborhoods like Firewheel, Springpark, and Oakridge to find the perfect fit.

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The Dunnican Team

(972) 679-1789

9106 Royal Burgess Dr Rowlett TX 75089

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The Dunnican Team

(972) 679-1789

9106 Royal Burgess Dr Rowlett TX 75089