Remember 2022?
Homes were getting multiple offers, buyers were moving fast, and “Should we list it higher?” was a very different conversation.
Fast-forward to 2026, and the DFW market has a new personality.
Your house may be fantastic. But today’s buyers are not shopping in 2022.
🏡 Your Old Price Tag Doesn’t Live Here Anymore
In August 2026, the median DFW list price was about $425,000, down 1.2% from a year earlier. Homes were taking a median of 58 days to sell, and 27.5% of listings had a price reduction.
That last number deserves attention.
Nearly 3 out of every 10 listings had reduced their asking price.
That’s a pretty good hint that today’s buyers are looking closely at value.
💸 “But My Neighbor Sold for $600K!”
Maybe they did.
But when?
A home that sold a couple of years ago—or even several months ago—doesn’t automatically tell you what buyers will pay today.
Buyers are comparing your home against what else they can purchase right now, including newer homes, homes with upgrades, and listings offering seller concessions.
Your competition isn’t your neighbor’s old closing price.
Your competition is what’s on the market today.
👀 Price It Right From Day One
Overpricing can sound harmless:
“Let’s start high and see what happens.”
But if buyers skip the listing, fewer showings can mean fewer opportunities for an offer. And once a home sits, sellers may eventually have to make a price reduction anyway.
That’s why pricing isn’t about finding the biggest number you can put on the listing.
It’s about finding the number that makes your home look compelling compared with the alternatives.
🎯 What Should Sellers Look At?
Before choosing a price, consider:
- Recent comparable sales
- Current competing listings
- Your home’s condition and updates
- Location and neighborhood
- Days on market for similar homes
- Current buyer demand
- Any incentives or concessions competing sellers are offering
And remember: DFW is not one giant market. Conditions can vary significantly from one city or neighborhood to another. Texas housing researchers report that DFW is moving closer toward stabilization after a period of softer pricing.
The 2026 Seller Rule
Don’t price your home based on what it used to be worth.
Price it based on what today’s buyer can see, compare, and justify.
Because your house doesn’t need to win a competition against 2022.
It needs to win against the homes buyers are touring this week.
