Latest Update: January 2026 • Data via NTREIS (MetroTex MLS)
PRICES ARE SOFTER, BUT NOT FALLING APART.
The DFW Metroplex started 2026 with a median price of $375,000, down 2.9% from January 2025. That’s a clear signal of price sensitivity—buyers are pushing back when homes are priced ahead of the market. The takeaway isn’t “values are collapsing,” it’s that pricing precision matters more than ever, especially as buyers compare multiple options in the same neighborhood and school zone.
INVENTORY IS UP, AND THAT’S CHANGING NEGOTIATIONS.
With 27,783 active listings (up 3.7% year-over-year) and 3.6 months of inventory, the market is trending more balanced than what we’ve seen in the tightest years. Homes are also taking longer from list to finish line—109 total days on average—so sellers should expect fewer “instant” outcomes unless the home is turnkey and priced to win.
THE $300K–$399K RANGE IS WHERE THE ACTION IS.
The largest share of activity sits in the $300,000–$399,999 band at 27.4% market share. This price point tends to attract the deepest buyer pool, which can still create competition for well-presented homes. For sellers in this range, the strategy is less about “testing the ceiling” and more about standing out with condition, marketing, and a compelling launch price.
Early 2026 is shaping up as a selection-and-strategy market: buyers have more options than they did during the tight-supply years, but the best homes still command attention—especially in the most active mid-price ranges. National research from Realtor.com points to rising inventory and improving buyer activity as mortgage rates eased, while Zillow notes affordability has improved alongside recent price softness in many markets. For DFW sellers, the opportunity in 2026 will be capturing demand with accurate pricing, strong condition, and clear positioning—because buyers have alternatives and will walk from “almost right” listings. For DFW buyers, 2026 may offer a better mix of choice + negotiating room, but timing and preparation will matter: secure financing early, track weekly inventory changes, and be decisive when a home checks the right boxes. If rates trend lower as expected in many forecasts, we could see more competition return later in the year as sidelined buyers re-enter.
Want a neighborhood-level read on pricing and demand? That’s where the story gets real—DFW is never “one market.”
9106 Royal Burgess Dr Rowlett TX 75089
9106 Royal Burgess Dr Rowlett TX 75089