76084 Home Values

A steady clip of 115 closings in 76084 this quarter — a healthy enough sample to trust the underlying signals — anchored the numbers, based on MLS data for July 2026 closings in the zip. Price per square foot edged up to roughly $192, extending the zip's premium over the broader Johnson County figure. Fewer sales closed below asking than earlier in the year, and a growing share closed above list, partly reversing the buyer-leverage tilt seen this spring. Concessions grew more common, appearing in roughly seven in ten transactions, though at a smaller average dollar amount than the year's norm. Sellers still netted close to ninety-six cents on the dollar at closing.

Pipeline activity in 76084 has thinned notably: pending contracts fell to roughly two dozen this quarter, well below the pace of prior quarters, even as new listings also eased back from their recent run rate. Months of supply slipped to under six, tighter than earlier in the year, while active inventory held essentially flat at just over 200 homes. Days on market ticked up only slightly, suggesting the slowdown in pending activity hasn't yet translated into homes lingering — a gap worth watching as summer progresses.

Per-square-foot values in 76084 continue to run noticeably above the broader Johnson County baseline, based on MLS data for 2026-06 closings in 76084. Recent closings reflect a per-square-foot figure roughly 12 percent above the county median, a gap that has persisted through the trailing twelve months. Sellers gave back about four cents on the dollar at closing — a slight improvement over the annual average — and the share of homes selling below asking retreated from closer to six in ten over the year to roughly half in recent months. The twelve-month year-over-year appreciation of just over two percent keeps the zip anchored above county-wide pricing without outpacing it dramatically.

Active supply in 76084 sits at roughly 211 homes against a considerably smaller pipeline of pending contracts, producing a supply-demand imbalance that differs from the county picture where pending activity is proportionally stronger. With about five and a half months of supply, the zip tracks below the county's nearly seven months, and days-on-market have compressed notably from the annual pace. New listing volume remains measured, suggesting the supply cushion is not expanding quickly — a dynamic that could keep near-term conditions tighter than the headline inventory number implies.

Seller positioning in 76084 has taken an interesting shape: based on MLS data for April 2026 closings in this Johnson County zip, nearly three-quarters of sellers offered concessions, yet the average concession landed around $13,000 — noticeably below the roughly $16,000 average seen across the prior twelve months. Buyers are getting to the table more often but walking away with smaller dollar relief. With over seven months of supply and more than half of homes closing below asking price, conditions favor buyers. Still, sellers priced right are capturing close to ninety-seven cents on the dollar, a floor that keeps the market moving at around 58 days to contract.

If you're thinking about listing in 76084, accept that a concession conversation is nearly certain — roughly three in four sellers are offering them. Your advantage is in controlling the amount. Pricing at or just below recent comps attracts motivated buyers early and tends to compress those requests to the lower end of the range. Homes that sit past 60 days in this zip tend to invite larger ask-backs, so your opening price is the most important decision you'll make.