76034 Home Values

While the share of sales closing below list price kept shrinking in 76034, sellers gave back more per transaction than they had in months. Based on MLS data for August 2026 closings in 76034, the average concession rose to roughly $6,500, up from just under $6,000 the prior month, even as the concession rate held near three in ten deals and sellers kept recovering close to 99 cents on the dollar at closing, extending a streak running since spring. Price per square foot firmed to $290, up from last month's $284, while the median sale settled just above $1 million. Under-list closings fell to about one in seven, continuing the year's steady erosion of buyer discount room.

The pipeline complicates that seller strength. Pending contracts nearly halved from last month, falling to just 16 against 168 active listings, while new listings kept arriving at a similar clip. Months of supply crossed above four for the first time this year, a threshold typically read as the line between seller- and buyer-favorable conditions. If pending activity doesn't recover, the forward-looking data suggest 76034's negotiating balance may begin drifting toward neutral ground even as closed sales still favor sellers.

Closed sales in 76034 moved through contract markedly faster this quarter, with median time from listing to close falling to about two weeks — down from roughly three weeks a year ago — based on MLS data for July 2026 closings in 76034. Price per square foot held near $284, roughly flat against last year's $282, while the median sale settled just above $1 million. Fewer transactions closed under list price, down to roughly one in six from about one in four a year ago, and concessions shrank too, with the average falling to around $5,800 from nearly $8,600. Sellers recovered close to 99 cents on the dollar at closing, extending gains from the past two updates.

The pipeline tells a more complicated story than the closing pace suggests. New listings continued to arrive faster than homes moved to pending — a pattern now persisting into a third month — leaving just 32 pending contracts against 168 active listings. Months of supply eased to about four months, nearing but not yet crossing the threshold typically associated with balanced conditions. If pending activity does not pick up alongside new supply, the recent acceleration in time-to-close may prove harder to sustain into the back half of the year.

The negotiating room available to buyers in 76034 narrowed measurably in the most recent quarter. Based on MLS data for June 2026 closings in 76034, fewer than one in five transactions closed below the list price — down from more than one in four over the trailing year — and the concession rate fell to roughly three in ten deals from closer to four in ten. Sellers recovered nearly 99 cents on the dollar at close, with homes spending just about two weeks on market before contract. Price per square foot firmed to around $288, against a trailing-year baseline near $282, with the median sale landing just under $1 million.

New listing activity in 76034 continues to outpace pending contracts, with more than three new listings entering the market for every home that moved to contract in the recent period. At roughly four and a half months of supply, conditions sit closer to equilibrium than the trailing-year average, though active inventory has held steady rather than thinning. The gap between new supply and pending absorption suggests that while buyer leverage has narrowed in closed-sale terms, the pipeline has not yet shifted decisively toward sellers — new listings arriving at pace could temper further tightening in the months ahead.