76424 Home Values
76424 Market Snapshot
| Active 112 listings | New 13 30 days | Closed 8 30 days | Pending 2 30 days | Supply 15.3 months | Absorption 2.7% monthly | Over List 1% sold above | Under List 36.7% sold below | Concessions 28.6% % of solds | Avg Concession $6,640 seller paid |
Source: NTREIS MLS • Excludes leases • Sep 2026
76424 Market Trends
Affordable Living Where Small Towns Still Work
Breckenridge anchors 76424 in Stephens County. The housing stock runs from pre-war bungalows near the courthouse square to scattered ranch properties on multi-acre tracts. Brick ranch homes from the 1960s through 1980s dominate. Lake Hubbard draws a secondary market of waterfront cabins.
Closed sales in 76424 took roughly four months to reach the table this quarter, well past the trailing-year median of about three months, even as the number of closings edged up to 22 from 18. Based on MLS data for October 2026 closings in 76424, sellers recovered only about 91 cents on the list-price dollar, a visible step down from last quarter's three-cent give-back, and roughly four in ten sales settled below list. Concessions appeared in more than one in three deals. Price per square foot slipped to about $98, below the year's roughly $112 level, though with a limited sample the softening is directional rather than definitive.
Pipeline signals in 76424 show a flicker of life after a near-empty stretch: pending contracts rose to three from one, the first improvement in several months. New listing activity ticked up to 35 from 31, so fresh supply still outpaced new contracts by a wide margin. Months of supply eased to about fifteen from nearly nineteen, though that remains deep buyer's-market territory, with active inventory holding near 112. The slower closing pace in recent settlements and the thin contract count suggest velocity is recovering only tentatively heading into winter.
Market Updates
Closed sales in 76424 took roughly four months to reach the table this quarter, well past the trailing-year median of about three months, even as the number of closings edged up to 22 from 18. Based on MLS data for October 2026 closings in 76424, sellers recovered only about 91 cents on the list-price dollar, a visible step down from last quarter's three-cent give-back, and roughly four in ten sales settled below list. Concessions appeared in more than one in three deals. Price per square foot slipped to about $98, below the year's roughly $112 level, though with a limited sample the softening is directional rather than definitive.
Pipeline signals in 76424 show a flicker of life after a near-empty stretch: pending contracts rose to three from one, the first improvement in several months. New listing activity ticked up to 35 from 31, so fresh supply still outpaced new contracts by a wide margin. Months of supply eased to about fifteen from nearly nineteen, though that remains deep buyer's-market territory, with active inventory holding near 112. The slower closing pace in recent settlements and the thin contract count suggest velocity is recovering only tentatively heading into winter.
Concession activity in 76424 kept climbing this quarter — roughly one in three closed sales included a seller give-back, the second consecutive increase after concessions bottomed out over the summer. Sellers still gave back only about three cents on the dollar at closing, essentially flat from last quarter, with payouts averaging close to $5,500 per deal, well under the year's roughly $6,750 average. Based on MLS data for September 2026 closings in 76424, price per square foot pushed further to just over $101, though with 18 quarterly transactions the gain remains directional. Under-list settlements also ticked higher, to roughly more than one in four sales.
The pipeline complicates the seller-side story taking shape in closed sales. Pending contracts in 76424 remain effectively stalled at just one, extending last quarter's near-empty reading, while new listing activity eased again to 31. Months of supply jumped to nearly nineteen — deep buyer's-market territory — even as active inventory held flat near recent levels. Closings also took longer to reach the table, with time-to-close stretching back out after last quarter's brief acceleration, suggesting the modest concession uptick may reflect a market still working through a heavy supply overhang rather than a durable shift in leverage.
Closed sales in 76424 moved noticeably faster this quarter, with time-to-close falling to roughly two months, well ahead of the twelve-month median near four months. That quicker pace came alongside a lighter transaction count—about two dozen closings, down from last quarter though close to the year's typical quarterly volume. Per-square-foot pricing edged up to about $87, based on MLS data for August 2026 closings in 76424, still running well below the annual baseline near $122. Sellers recovered nearly 97 cents on every list-price dollar, extending a recovery seen earlier this year, even as concession activity reversed course—climbing back to roughly one in four closed deals after three straight months of pulling back.
New contracts largely dried up in 76424 this quarter, with pending activity slipping to essentially zero—the thinnest reading in recent months, down from eight in July. New listing activity also eased, to 33 from 42, the second straight quarterly pullback in fresh supply hitting the market. Months of supply crept higher, to roughly fifteen, keeping the zip firmly in buyer's-market territory even as active inventory held near its recent level. With almost nothing moving into contract, the faster closing pace showing up in recent settlements looks unlikely to carry into the fall.
For the third consecutive month, concession activity in 76424 has pulled back. Roughly one in six closed sales this quarter included a seller concession, down from about 28% in June and near a third in May, while the average payout shrank to about $3,900 — nearly half the trailing-year average of $7,100. Sellers also recovered nearly 96 cents on every dollar of list price, up from about 94 cents annually, while under-list settlements eased to roughly one in five sales from nearly four in ten. Based on MLS data for July 2026 closings in 76424, per-square-foot pricing softened to about $84, well below the $122 annual baseline — though with 31 quarterly transactions, that gap remains directional rather than definitive.
The pipeline tells a more cautious story than the closing data. Pending contracts in 76424 fell back to 8 this quarter, erasing June's brief uptick to 23 and pushing the active-to-pending ratio to roughly fifteen to one — among the widest gaps in recent months. New listing activity also continued its retreat, dropping to 42 from about 61 in June and 74 in May, the third straight quarterly decline. Months of supply held near 11, still deep in buyer's-market territory, suggesting sellers' improved closing terms have yet to translate into a tighter pipeline.
The negotiation gap between list and sale prices in 76424 tightened meaningfully this quarter — sellers recovered nearly 96 cents on the dollar at closing, up from the trailing-year average closer to 94 cents. Based on MLS data for June 2026 closings in 76424, homes that did close took roughly 89 days to do so, a shorter runway than the twelve-month median of 109 days. The limited sample of 36 quarterly transactions directionally suggests the pace of completed sales is accelerating even as price per square foot, at about $93, continues to run below the annual baseline near $122. Roughly three in ten closed sales settled below original list, with concessions appearing in about 28% of deals.
Pending contracts in 76424 held at 23 in the latest quarter, a figure that, while modest, represents a firmer absorption signal than the prior period's near-empty pipeline. New listing activity fell to about 61 over the same window — down from 74 the prior quarter — narrowing the wide gap between supply and demand that defined most of the past year. Supply still runs deep at roughly 10 months, and active listings outnumber pending contracts by more than five to one, suggesting the velocity shift remains early-stage.
At roughly $97 per square foot, the most recent closings in 76424 are running notably softer than the trailing-year figure near $128 — a gap that a limited sample of 24 transactions directionally suggests reflects emerging price compression in this Breckenridge-area zip. Sellers conceded about six cents on the dollar, and roughly one in three deals included a cash concession averaging near $5,900. Nearly 42% of closed sales settled below original list price. Based on MLS data for May 2026 closings in 76424, the twelve-month view still shows a 13% year-over-year gain, but the recent quarter's per-square-foot data points toward meaningful softening at the transaction level.
With roughly 16 months of supply sitting on the market, 76424 carries a supply-heavy pipeline profile. Active listings outnumber pending contracts by nearly six to one, a ratio that directionally suggests muted near-term absorption. New listing activity came in at 74 over the trailing quarter, continuing to outpace pending volume at a wide margin. The extended time-to-close trend visible in recently settled sales suggests this supply imbalance is unlikely to correct quickly without a meaningful uptick in buyer engagement.
See what's happening around your home.
Every month, we'll send you real MLS data — every sale, new listing, and price change near your address, plus market trends for your zip code, city, and county. No guesswork. Just the same data agents use.
Free forever. When you're ready to list, we're here.
Market data last updated Oct 1, 2026, 6:00 AM CDT · Editorial updated Oct 11, 2026, 3:29 AM CDT
Selling in 76424?
Same MLS exposure. Same buyer pool. Thousands less in commissions.
See How It Works →