76086 Home Values

Sales in 76086 are taking about five and a half weeks to close, a shade quicker than the year-long norm, though the limited sample of roughly seventy-five closings makes the pace directional rather than definitive. Price per square foot held near $200 while the typical sale price eased to roughly $306K, retreating from last month's $319K. Nearly half of closings landed under list price, and concessions touched over four in ten deals, averaging near $7,500. Sellers captured about 96 cents on the listed dollar, a slight slip from last month. Based on MLS data for 2026-10 closings in 76086, speed is holding while negotiating room widens.

Pending contracts in 76086 rose to about ten from just six a month earlier, the first sign of deal formation picking up after two months of thinning. The gain is small against roughly 143 new listings entering the market, and active inventory stayed near 210 units. Months of supply edged up to about eight and a half, level with Parker County's pipeline and still well beyond the four-month buyer's-market threshold. Homes are reaching contract in a little over five weeks. Directionally, supply continues to outrun absorption, though the uptick in contracts hints at a stabilizing pace.

The share of homes selling below list price in 76086 climbed past the halfway mark this quarter, with just over half of closings landing under the original ask — a notable jump from earlier in the year. Price per square foot held essentially flat near $198, tracking within a dollar of the trailing annual median, while the typical sale price moved up to roughly $319K. Sellers still captured close to 97 cents on every listed dollar, and concessions touched over four in ten deals, averaging near $7,500 — up noticeably from last month's roughly $6,200. Based on MLS data for 2026-09 closings in 76086, price per square foot is holding steady even as more sellers accept below-list outcomes and give more ground on concessions.

Months of supply climbed to roughly eight in 76086 this quarter, pushing further past the four-month threshold that typically marks a buyer's market. Active inventory held essentially steady near 211 units even as new listings ticked up to about 150, but pending contracts stayed thin at just six, barely changed from last month's handful. Homes are also taking a few days longer to reach contract than they were a month ago. With supply building faster than deals are forming, buyers in 76086 continue to hold room to negotiate.

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.