75490 Home Values

For the first time in three months, price per square foot in 75490 pulled back, easing to roughly $200 from the $215 range reported last month, based on MLS data for 2026-08 closings in 75490. The median sale price held nearly flat near $480,000, so the pullback showed up mainly in price per square foot rather than the headline number. Homes also closed faster, with days on market shortening even as the zip logged a fourth straight month without a single sale above list. Concession frequency jumped to just over half of closings, up from roughly four in ten in each of the prior two months, though the average concession size shrank to about $12,300, down from near $16,000.

The pipeline in 75490 thinned notably this quarter: pending contracts fell to just two, a sharp drop from six last month, even as new listings held near 47 and active inventory stayed close to 120. Months of supply stretched to nearly 21, approaching Fannin County's own elevated reading, reinforcing signs that available inventory is outpacing buyer follow-through. That the recent pace of closings quickened even as contracts pending completion shrank suggests homes that do sell are moving briskly, but fewer new deals are entering behind them.

Buyers in 75490 pressed their advantage at the closing table this quarter: just under half of transactions settled below asking, and sellers received roughly 95 cents of every listed dollar, based on MLS data for 2026-07 closings in 75490. Price per square foot held near $215 even as the negotiating gap widened modestly, with the median sale settling near $477,000 — a gain of nearly 15% year-over-year that has yet to translate into pricing power at the table. No home in the sample sold above list. Concessions touched roughly four in ten closings, averaging about $16,000, a pattern that has held steady into a second month. With only 21 closings, the sample favors directional over definitive reads.

Months of supply in 75490 swelled to roughly 17 — nearing Fannin County's 18-month benchmark and marking a sharp expansion from the tighter reading reported last quarter. Active listings held near 120, while pending contracts thinned to just six against new listings of 50, a gap that continues to widen. Homes are also sitting longer before contract, a velocity signal reinforcing the sense that supply is outrunning demand. Taken together, the pipeline points toward buyers gaining more room to negotiate heading into late summer.

The negotiation gap between list and sale prices in 75490 held at roughly four cents on the dollar this quarter, but the more notable shift was in where median sale prices landed — directionally, the data points toward a meaningful pullback from the elevated readings of recent months, with MLS data for 2026-06 closings in 75490 suggesting the market is resetting toward the mid-$400,000s. Price per square foot remained near $200, preserving a roughly 14% premium over the Fannin County benchmark. With no homes closing above list and nearly four in ten selling below asking, sellers found limited pricing power even at the adjusted level. Concession activity affected close to four in ten transactions, averaging around $16,000.

Supply conditions in 75490 tightened modestly from the prior reading, with months of supply pulling back toward roughly 10 — still elevated in absolute terms, but meaningfully below Fannin County's 16-month supply. Active inventory held steady at around 110 listings while pending contracts remained thin at just 14, suggesting buyer activity has not accelerated to match the adjusted pricing. New listing volume continued to outpace pending activity by a wide margin, a pattern that may keep downward pressure on where transactions ultimately close heading into the third quarter.