The Dallas–Fort Worth market is moving, but it’s moving differently than it did during the “everything sells in a weekend” era. Buyers are more selective, pricing is under a brighter spotlight, and the homes that win are the ones positioned correctly from day one.
Here’s what the latest data is signaling across DFW, plus what it means if you’re thinking about selling, buying, or making a move this year.
Where prices are right now (and what that actually means)
Across the Dallas–Fort Worth–Arlington metro, Zillow’s latest snapshot shows:
- Average home value: $357,649 (down 3.9% year-over-year)
- Median list price: $408,333 (as of Jan 31, 2026)
- Median sale price: $374,984 (as of Dec 31, 2025)
That spread between list and sale prices is important: sellers are trying higher numbers, but the market is rewarding realistic pricing and strong presentation.
On a city level (Redfin, January 2026):
- Dallas: Median sale price $375,000, down 4.1% YoY
- Fort Worth: Median sale price ~$330,000, essentially flat YoY
Translation: price softness is more noticeable in some pockets than others, so a “DFW average” only helps so much. Micro-markets matter.
Inventory is up, and that changes the power dynamic
Zillow shows 31,270 homes for sale across the DFW metro (as of Jan 31, 2026) . More choices mean buyers can compare harder and they are.
In this environment, the homes that sit are usually dealing with one (or more) of these issues:
- Pricing that doesn’t match condition or location
- Presentation that doesn’t photograph well
- Repairs/maintenance signals that spook cautious buyers
- A launch strategy that misses the “moment” of attention
Homes are still selling, but the timeline is longer
Zillow reports 54 median days to pending for the DFW metro (as of Jan 31, 2026) . Redfin also shows ~66 days on market for both Dallas and Fort Worth in January 2026.
This is the part many sellers underestimate. Longer timelines can create:
- More carrying costs
- More negotiation pressure
- More “second guessing” on pricing
But it also creates opportunity for sellers who plan well, because the best-positioned listings stand out even more when buyers have options.
The negotiation story: more sales are closing under list
DFW’s market data shows:
- Median sale-to-list ratio: 0.982 (meaning the typical sale is about 1.8% below list)
- 66.7% of sales under list price
- 13.8% of sales over list price
So yes, multiple offers still happen. But they’re earned, not assumed. The “over list” outcomes tend to come from homes that are priced strategically and presented cleanly.
Mortgage rates: a key pressure point (and a key unlock)
Freddie Mac’s PMMS shows the 30-year fixed-rate mortgage averaged 6.01% as of Feb 19, 2026.
Even small changes in rates affect affordability, which affects buyer urgency, which affects your leverage, especially in mid-range price points. When rates dip, activity tends to pick up quickly. When rates rise, buyers slow down and negotiate harder.
What this means if you’re selling in DFW
If you want a strong price and a smoother closing, the market is rewarding sellers who:
- Price based on current competition (not last year’s peak)
- Prep to remove objections (repairs, cleanliness, curb appeal, lighting)
- Launch like it matters (photos, strategy, showing plan, timing)
- Negotiate from strength by creating demand early
The biggest risk right now isn’t “the market crashing.” It’s listing with an “average” approach and watching buyers choose the better-positioned home down the street.
What this means if you’re buying in DFW
This market can be favorable for buyers who are prepared:
- More inventory = more options
- More under-list closings = more room to negotiate
- Days on market are longer = less frantic decision-making
But it’s still competitive for the homes that are truly well-priced and well-located. The best properties don’t “wait around” forever, even in a slower market.
If you’re thinking about selling (or buying) in the Dallas–Fort Worth area and you want clarity before you make a move, Maher Magic can help you understand what your specific neighborhood is doing, what buyers are paying for, where homes are getting stuck, and how to position your home to protect your bottom line.
Reach out today to schedule a consult and get a clear, data-backed strategy for your next move, so you can act with confidence, not guesswork.