Quick Answer
Price your home based on what has actually closed in your area in the last 60 to 90 days, not based on what neighbors are listing for. In the current 2026 North Texas market, homes priced within 5% of comparable sales are clearing the market, while homes priced 10% or more above comps are sitting for months.
Key Takeaways
- Across most DFW counties, the median price of homes going under contract is 11 to 15% below the median price of new listings hitting the market.
- Days on market have increased across the region. Homes now average 80 to 94 days from listing to close depending on the county.
- Overpricing and then chasing the market with price cuts signals desperation to buyers and typically results in a lower final sale price.
- A Comparative Market Analysis using recent sold data, not active listings, is the foundation of smart pricing.
- Pricing right from day one generates the most showing activity and strongest offers within the first two weeks on market.
The biggest mistake sellers make in today’s North Texas market is pricing based on what they wish their home was worth instead of what the market is actually paying.
The data across DFW tells a clear story. In county after county, the median price of homes going under contract is running 11 to 15 percent below the median price of new listings. That gap represents sellers who are listing too high and eventually reducing, or just sitting on the market.
Here is what that means for you. The first two weeks on market are your golden window. That is when your listing gets the most attention from active buyers and their agents. If your home is overpriced during that window, you miss the surge of interest you will never get back.
Start with a proper Comparative Market Analysis and use closed sales, not active listings. What other sellers are asking for does not matter. What buyers are actually paying is the only number that counts.
Look at homes that sold within the last 60 to 90 days in your specific neighborhood or comparable area. Adjust for differences in size, condition, upgrades, and lot features. Then price within 5 percent of that range.
Sellers who price correctly from day one are seeing their homes go under contract faster and for closer to asking price. Sellers who test the market high end up chasing it down with price cuts, and the data shows those homes ultimately sell for less than if they had been priced right from the start.
People Also Asked
- How long are homes taking to sell in DFW right now?
- Should I price my home below market value to get multiple offers?
- What is a Comparative Market Analysis and how does it work?
Have questions about real estate in North Texas? Contact Sylvia Seabolt for expert guidance on buying or selling in the DFW Metroplex.