Dallas Texas Housing Market Just SHIFTED (3 Costly Myths)

If you’re moving your family to Dallas–Fort Worth, here’s what actually changed—and how to use it. We’ll cover inventory, days on market, real behavior by price band, the new-construction fine print (insurance, property taxes, MUD/PID), and the buyer/seller strategies that work right now.

Watch: Dallas Housing Market — What Changed & How to Win

DFW Market at a Glance (Winter 2025–2026)

• Inventory up: More active listings and higher months of supply across Collin, Denton, and Dallas counties. More choice = more leverage.
• Days on market up: We’re no longer in 2021–2023 speed. Turnkey homes in top school zones still move; most others take time and adjustments.
• Pricing is mixed: Many areas are flat to modestly down; the best-presented homes still attract strong interest.
• Builders are aggressive: 2-1 / 3-2-1 buydowns, closing-cost credits, and quick-move-in inventory—great if you price the real monthly correctly.

Big picture: this isn’t a frenzy—it’s a negotiation market.

What’s Really Happening by Price Band

Entry (≤ $350,000)

Still competitive when the house is move-in ready and in a strong school zone. Expect faster showings and cleaner offers if the home is updated, staged, and priced correctly.

Move-Up ($350,000–$600,000)

Softest part of the market right now. Longer days on market, more reductions, and more room to negotiate on credits and permanent buydowns—especially after 30 days active.

Luxury ($900,000+)

Case-by-case. Quality, lot position (corner, cul-de-sac, views), micro-location, and timing drive the outcome. In certain pockets (e.g., Southlake, West Frisco), stunning presentation still wins quickly.

The 3 Costly Myths (and What to Do Instead)

Myth #1: “Prices are surging everywhere.”

Not universally. Offers and sold data tell the truth: more price cuts and longer market times across much of DFW. Turnkey homes in top school zones can still command attention, but the market rewards accuracy and patience.

Myth #2: “Sellers still hold all the leverage.”

That was 2021. Today, leverage depends on price band and condition. Buyers have options again. Inspections matter, and credits keep contracts together. Homes that present perfectly can still fly; the rest trade on terms.

Myth #3: “New construction is the safest choice for everyone.”

Builders are back with buydowns and credits, but the lowest year-one payment isn’t the full story. Sometimes a straight price cut with your own lender beats a teaser rate that steps up later. You must price the year-3 payment including taxes, insurance, and any MUD/PID lines.

Buyer Playbook: How We’re Winning Right Now

• Target 30+ DOM: This is where credits, repairs, and permanent buydowns have the best shot.
• Inspection leverage: On older homes or those needing updates, ask for repairs or a closing-cost credit to cover them.
• MLS truth vs. portals: I pull true solds (including seller-paid credits) so you don’t pay more than the last comp for the same floor plan.
• Model the real monthly: Price the year-3 payment (rate step + realistic taxes + current insurance). North Texas premiums have trended higher—budget accordingly.
• MUD/PID due diligence: Verify by address. On some new builds, year-one escrow reflects land only; the payment jumps when full improvements hit.
• Right suburb fit: We’ll map schools, commute, and taxes across Frisco, McKinney, Prosper, Flower Mound, Southlake, Keller, Mansfield and nearby areas.

Seller Playbook: Speed Up “Days to Offer”

• Price to today: Use the last 60–90 days and what’s currently sitting near you.
• Day-14 / Day-28 reviews: If traffic’s light, adjust early—don’t chase late.
• Fix walk-aways: Floors, paint, roof & HVAC service, obvious cosmetics. Make it easy to say “yes.”
• Win with terms: Offer closing costs or a permanent rate buydown to widen your buyer pool.
• Presentation: Professional photos/video and a clear schools + commute story in your description.

New Construction: Read the Fine Print Before You Sign

• Buydowns: Underwrite at the fully adjusted rate—don’t budget off the teaser payment.
• Insurance: Get independent quotes; compare deductible options and roof coverage.
• Taxes + MUD/PID: Confirm the exact rate/assessment by address; ask about payoff options where available.
• Competing with the builder: If you might sell before the community is complete, you’ll compete with spec homes and incentives.
• When a new build makes sense: You plan to hold 3–5+ years, want warranties/efficiency, and concessions beat likely repair spend on a comparable resale.

Who’s Selling Now—and Why Winter Helps Buyers

• Long-time owners: Cashing out after strong equity growth; often flexible on terms.
• Investors: Trimming portfolios as taxes/insurance/maintenance squeeze margins.
• Move-up sellers: Testing for larger homes in preferred school zones.
• Builders: More quick-move-in inventory across Collin, Denton, and Tarrant.

Winter edge: Motivated sellers + more negotiation room. Cash buyers can shave thousands off stale listings; financed buyers can match the net with credits and buydowns.

Where Families Ask Us to Compare (Schools • Commute • Taxes)

• Frisco & Prosper (Collin Co.): Newer homes, high-demand schools, pockets with PID/MUD; verify by address.
• McKinney: Good mix of resale vs. new, charming downtown, varied tax rates by area.
• Flower Mound & Southlake: Established neighborhoods, strong athletics/arts; premium lots sell fast when move-in ready.
• Keller & North Fort Worth: Value in certain pockets; mind commute routes and school feeders.
• Mansfield & Midlothian: More space per dollar; check tax rates and new-build corridors.

We’ll build a short list based on your school priorities, commute times (with/without tolls), and monthly budget.

DFW Relocation FAQ

How do I avoid overpaying?

I pull sold comps with seller credits and concessions to calculate a true net—so you’re comparing apples to apples, not just list prices and pretty photos.

What’s the deal with MUD and PID taxes?

MUD (Municipal Utility District) funds utilities/roads; PID (Public Improvement District) funds neighborhood improvements via an annual assessment. Both are address-specific—get the exact figures before you offer.

Are insurance costs really higher here?

North Texas sees hail and heavy storms. Shop multiple quotes early and budget realistically—especially on newer roofs and larger deductibles.

Is a builder’s buydown always better?

Not always. Sometimes a price cut + your lender’s permanent buydown beats a teaser rate that steps up. We’ll run both scenarios.

When is the best time to buy?

Seasonally, fall/winter can favor buyers. In today’s market, the bigger win is targeting the right house that’s sat 30+ days and negotiating strong terms.

Let’s Build Your Dallas–Fort Worth Relocation Plan

I help families every week with clear guidance on schools, commute, taxes, and true monthly costs—then negotiate so you don’t get surprised in year two.

• 📱 Call/Text: (214) 506-0608
• 📨 Email: Dallas@SocialAgentGroup.com
• 🌐 Contact: whymovetodallas.com/living-in-dallas-texas-contact-me
• Brokerage: eXp Realty #760457

Serving Frisco, McKinney, Prosper, Flower Mound, Southlake, Keller, Mansfield and surrounding suburbs.