75117 Home Values
75117 Market Snapshot
| Active 77 listings | New 15 30 days | Closed 2 30 days | Pending 1 30 days | Supply 21 months | Absorption 3.9% monthly | Over List 4.1% sold above | Under List 32.4% sold below | Concessions 29.7% % of solds | Avg Concession $14,310 seller paid |
Source: NTREIS MLS • Excludes leases • Sep 2026
75117 Market Trends
Acreage Tracts Draw Buyers to Edgewood
The 75117 zip code fans out across the rolling countryside east of Dallas, anchored by the small towns of Wills Point and Edgewood in Van Zandt County. Housing here skews toward legacy ranch-style homes on generous multi-acre parcels, many built in the 1970s through early 2000s. Newer construction clusters around Edgewood ISD in planned pockets like Legacy Oaks, where modern farmhouse builds on one-to-two-acre lots have added fresh inventory. You'll still find plenty of mid-century brick on smaller town lots, but the defining character of this zip is land.
The median sale price in 75117 dropped by roughly a quarter from last month's reading, to about $282,000, yet price per square foot slipped only a few percent, to near $199, suggesting the mix of homes sold explains much of the swing rather than softer valuations. Based on MLS data for September 2026 closings in 75117, the sample of about two dozen sales warrants directional caution. Sellers received roughly 95 cents on the dollar, below the trailing-year mark near 98 cents, and average concessions rose to about $23,000, well above the roughly $14,000 norm. Homes took nearly three months to sell.
Pending contracts in 75117 fell to just four, down from about seven a month earlier, while new listings still arrived at a pace of roughly 33 and active inventory held near 72 homes. Months of supply climbed to just over ten, up from just under seven and far above the four-month line that separates buyer and seller markets. With so few contracts written against a steady flow of new listings, the pipeline points to a backlog that is building rather than clearing, and days on market stretching toward twelve weeks reinforce that read.
Market Updates
The median sale price in 75117 dropped by roughly a quarter from last month's reading, to about $282,000, yet price per square foot slipped only a few percent, to near $199, suggesting the mix of homes sold explains much of the swing rather than softer valuations. Based on MLS data for September 2026 closings in 75117, the sample of about two dozen sales warrants directional caution. Sellers received roughly 95 cents on the dollar, below the trailing-year mark near 98 cents, and average concessions rose to about $23,000, well above the roughly $14,000 norm. Homes took nearly three months to sell.
Pending contracts in 75117 fell to just four, down from about seven a month earlier, while new listings still arrived at a pace of roughly 33 and active inventory held near 72 homes. Months of supply climbed to just over ten, up from just under seven and far above the four-month line that separates buyer and seller markets. With so few contracts written against a steady flow of new listings, the pipeline points to a backlog that is building rather than clearing, and days on market stretching toward twelve weeks reinforce that read.
Concession dynamics in 75117 flipped this quarter: dollar amounts moved sharply higher even as the share of deals requiring them narrowed, reversing the smaller-than-average concessions reported last month. Roughly three in ten closings included a concession, in line with the trailing-year rate, but the average concession climbed to nearly $19,000 — well above the roughly $14,000 trailing-year norm — meaning sellers who negotiated gave up more when they did. Sellers still received close to full price, roughly 96 cents on the dollar, slightly softer than the trailing-year mark. Price per square foot held near $206, building on the trailing-year base of about $191, with the median sale price near $374,000, based on MLS data for August 2026 closings in 75117.
Even as concession dollars climbed in 75117 this quarter, the forward pipeline offers sellers little reason to expect near-term relief. Pending contracts held near just seven, little changed from an already-thin count last month, while new listings kept arriving at a similar pace of roughly 40. Months of supply eased slightly to just under seven — still well above the four-month threshold that would tip leverage toward sellers — and active inventory held flat near 70 homes, showing scant sign that the buyer-favorable backlog is clearing.
Price per square foot in 75117 held close to flat this quarter at roughly $197, barely above the $192 trailing-year mark, but the sale price told a sharper story: median closings landed near $364,000, up close to fourteen percent from the trailing-year baseline, based on MLS data for 2026-07 closings in 75117. Homes that closed moved through contract in about fifty days, still faster than the roughly two-month trailing-year pace even with some give-back from recent months. Concessions eased to roughly one in four deals and ran smaller in dollar terms than the trailing-year norm, while the share of buyers closing below list price crept toward four in ten.
Pending contracts in 75117 pulled back sharply this quarter to just nine, down from a far fuller trailing-year pipeline, even as new listings kept arriving at a pace of roughly forty and active inventory held near seventy homes. Months of supply eased to just under seven, a retreat from the trailing-year level near nine and a half, though still well above the four-month mark that typically signals balanced conditions. The widening gap between listings reaching the market and contracts being written points to a pipeline still working through backlog rather than accelerating past it.
The negotiation gap between list and sale prices in 75117 narrowed in the most recent quarter, with sellers receiving roughly 99 cents on the dollar at closing — a modest improvement from the trailing-year average, based on MLS data for 2026-06 closings in 75117. Homes that transacted moved to contract in about 43 days, down from roughly 61 days over the prior year, suggesting the pace of deals accelerated even as supply remains elevated. Price per square foot reached approximately 96 in the quarter, continuing the upward drift from the 83 trailing-year baseline. The concession rate declined to roughly one in four transactions, and the share of buyers closing below list price eased — directionally positive for sellers, though the moderate sample size warrants measured interpretation.
The pipeline in 75117 shows months of supply tightening from roughly 12 months to just under 10, which represents meaningful movement but still leaves the market firmly in buyer-favorable territory. Active listings held steady at around 85 homes while pending contracts stood at just 14 — a ratio that continues to favor buyers heading into the summer window. New listing activity remained brisk relative to pending volume, and the declining DOM trend signals that homes that do find buyers are moving faster, even as overall absorption stays slow. The limited sample base means directional readings should be anchored against broader Van Zandt County conditions where available.
Closed transactions in 75117 show price per square foot landing near $194 in the most recent quarter — modestly above the trailing-year figure of roughly $181, based on MLS data for 2026-05 closings in 75117. The directional data suggests upward price movement, though with just 18 closings in the three-month window, the signal carries wide confidence intervals. Sellers in this zip received essentially all of their asking price at closing, with buyers rarely negotiating below list. The concession rate — roughly one in five deals — points to selective but meaningful accommodation at the negotiating table.
The pipeline in 75117 tells a different story than the closed-sale data: nearly 50 new listings entered the market against just 10 pending contracts in the trailing quarter, a ratio that favors buyers heading into the coming months. With roughly 12 to 13 months of supply — well above the threshold that typically marks a buyer's market — active inventory has accumulated without a corresponding uptick in pending activity. The limited sample suggests this imbalance is directionally significant, though Van Zandt County's broader conditions would help anchor the full picture.
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Market data last updated Oct 1, 2026, 6:00 AM CDT · Editorial updated Sep 30, 2026, 7:29 AM CDT
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