76086 Home Values

For the third consecutive month, closings in 76086 moved faster than the trailing annual pace, with the median time to close falling to roughly three and a half weeks against a year-long median near five and a half weeks. Ninety-four sales closed this quarter, a modest pullback from last month's count. Price per square foot held essentially flat near $199, tracking the annual median closely, while the typical sale landed near $303K. Sellers continued capturing close to 98 cents on every listed dollar, and concessions eased slightly to just over four in ten deals, averaging roughly $6,200 — a touch below the year-long norm. Based on MLS data for 2026-08 closings in 76086, velocity is outpacing price movement this quarter.

Falling from roughly two dozen a month ago to just seven, pending contracts in 76086 thinned sharply this quarter even as new listings held nearly steady at 140 and active inventory stayed near 204 units. Months of supply ticked up to about six and a half, still tighter than Parker County's roughly eight-month pipeline but drifting toward it. The widening gap between listings entering the market and contracts actually reaching pending status suggests deal formation is decelerating faster than new supply is arriving, a shift that could temper the faster closing pace seen this quarter.

With 97 closings in the trailing quarter, 76086 crossed solidly into thick-sample territory, giving this month's comparison to Parker County firmer statistical footing. Sellers here closed at roughly $197 per square foot, sitting meaningfully below the county's roughly $210 median — yet local sellers captured almost 98 cents on every listed dollar, edging out the county's near-97-cent capture rate. Homes changed hands in about three weeks, faster than the annual pace. Concessions still touched close to half of transactions, averaging near $6,600, while just over four in ten sales closed under list. Based on MLS data for 2026-07 closings in 76086, the zip is landing lower on price than the county but holding firmer at the negotiating table.

Pipeline signals in 76086 diverge sharply from the county backdrop: months of supply held near six, roughly a quarter tighter than Parker County's mark near eight, even as pending contracts thinned to about two dozen against 145 new listings — a wider gap between fresh supply and contracts in progress than the prior month showed. Active inventory held essentially flat. The zip's comparatively tight supply figure suggests absorption here continues outpacing the broader county, even as the pending count itself cooled.

Closed transactions in 76086 showed price per square foot holding near $197 — essentially flat with the trailing annual pace — even as the median sale price dipped about 4 percent below its full-year baseline. Sellers received close to 97.4 cents on the dollar, a step up from the year-long average, while the share of sales closing below list price fell from roughly 46 percent to about 36 percent. Concessions appeared in nearly four and a half in ten deals. Based on MLS data for 2026-06 closings in 76086, the tighter list-price capture and narrower below-list share suggest sellers are holding firmer on price than the annual average implies.

Pipeline conditions shifted notably in 76086, with homes moving to contract in roughly 29 days — about a third faster than the trailing annual pace. New listings totaled around 145 against 55 pending contracts, keeping active inventory steady and supply at 6.3 months. That supply level remains meaningfully below Parker County's 8.6 months, pointing to relatively faster absorption in this zip than across the broader county. The pending-to-active ratio remains low, but the acceleration in contract timelines suggests demand is responding more quickly than the inventory level alone would indicate.