76201 Home Values

A modest rebound in closings — 20 transactions this quarter — gave 76201's price signals more weight, even as sellers gave up further ground at the table. Based on MLS data for July 2026 closings in 76201, roughly six in ten sales carried seller-paid concessions, up sharply from about four in ten last month, though the average concession held close to flat. Sellers still collected a little over 95 cents on the dollar at closing, and about half of transactions closed under list price. Price per square foot slipped to roughly $182, continuing a run below both the twelve-month zip average and the Denton County benchmark. With just 20 sales behind these figures, the swing carries wide confidence intervals.

The supply overhang in 76201 widened again this quarter, with active listings climbing toward 90 while pending contracts slipped to just seven — a thinning absorption ratio that points toward continued softness in near-term demand. New listings kept arriving at a brisker pace than contracts could absorb, widening the gap further. At roughly thirteen months of supply, more than twice the Denton County pace, the pipeline suggests sellers will need to keep adapting rather than regaining leverage anytime soon.

The negotiation gap between list and sale prices in 76201 narrowed slightly this month, with sellers receiving just under 96 cents on the dollar at closing — a modest slip from the trailing annual rate. Based on MLS data for June 2026 closings in 76201, the concession picture tells a nuanced story: the share of transactions carrying seller-paid concessions climbed to roughly four in ten, yet the average dollar amount per concession fell by about a third compared to the prior period, landing near $3,300. Nearly 44 percent of homes closed below asking price, and price per square foot settled around $185 — well below the Denton County benchmark and about seven percent off the twelve-month average for this zip. With a limited sample of roughly 16 closings, these directional signals warrant some caution.

The supply picture in 76201 grew notably heavier this month, with roughly 14 months of supply on hand — more than twice the Denton County pace of about six months. Against 75 active listings, only 10 transactions are in pending status, a thin absorption ratio that directionally signals continued softness in near-term demand. New listing activity brought approximately 53 homes to market against that same shallow pending base. Until absorption picks up, the pipeline points toward conditions that continue to weigh on seller negotiating positions heading into the second half of the year.

At roughly $179 per square foot, recent closings in 76201 priced meaningfully below both the trailing twelve-month average for this zip and the broader Denton County pace, a gap that directionally suggests softening valuations on a limited transaction base. Based on MLS data for May 2026 closings in 76201, sellers were conceding nearly five cents on the dollar at the table — with about 31 percent of transactions carrying seller-paid concessions averaging around $5,100. Roughly 37 percent of sales closed below list price, and year-over-year values have trended down approximately 8 percent. The 19-transaction sample points toward continued buyer negotiating leverage on both price and terms.

With roughly 10 months of supply on hand in 76201 — well above the 6.5-month county pace — the pipeline points toward continued buyer-side conditions in the near term. Only 8 pending transactions sit against 65 active listings, a ratio that directionally suggests absorption remains slow. New listings continue entering the market at a measured pace, and with median time-to-contract running near a month, the forward signal for 76201 points to limited urgency and elevated available choice.