76476 Home Values

The median sale price in 76476 slid to roughly $268,000 this quarter, a sharp step down from the $316,000 reported a month earlier, while price per square foot eased only modestly to about $196, just under the $199 trailing-year level. That gap suggests the drop reflects a mix shift toward smaller or lower-priced homes rather than broad erosion in per-foot valuation. Nearly four in ten of the roughly three dozen closings landed under list, no sale topped it, and concessions averaged north of $8,000 where used. Based on MLS data for 2026-10 closings in 76476, the limited sample points directionally toward price discovery settling lower than September implied.

Pipeline data in 76476 shows supply thinning without demand stepping in. Active listings slipped to about 100 and new listings eased to 37, yet only six homes sit under contract, leaving months of supply near eight and a half. That reading remains a touch tighter than Hood County's, closer to nine and a half. Median time on market shortened to around four months, a faster pace than the summer stretch. Contract activity, though, has not moved off its floor, so inventory is clearing mainly through closings and withdrawals rather than fresh demand.

Holding near $207 per square foot this quarter — barely above the $201 trailing-year figure — home values in 76476 held steady even as deal terms shifted further toward buyers. Sellers accepted concessions on nearly a third of the roughly three dozen closings, up from about one in four annually, averaging near $6,900 per deal. Roughly one in five sales closed under list, and essentially none closed above it, extending a stretch in which asking-price premiums have all but disappeared. Sellers collected close to 98 cents on the dollar, but the median sale price, near $316,000, ran below the $331,000 posted countywide. Based on MLS data for 2026-09 closings in 76476, buyers extracted more room at the table this quarter.

Pipeline conditions in 76476 continued to favor buyers this quarter. Months of supply climbed to roughly nine and a half — well above Hood County's reading near eight and a half — as 116 active listings sat against just six pending contracts, still among the thinnest conversion levels tracked here even after ticking up from last month's handful. New listings eased to 45, narrowing but not closing the gap with pending activity, leaving inventory accumulating faster than it clears heading into autumn.

Closings in 76476 continued to take longer to reach the table this quarter: median time to close stretched to roughly 288 days, up sharply from the 163-day pace over the trailing year and running far behind Hood County's roughly two-month median. Only about 46 homes closed in the period — down from the mid-50s reported last quarter — and with the sample still moderate, the data points directionally rather than definitively. Price per square foot nonetheless held firm near $209, above the $200 annual figure, while sellers collected nearly 99 cents on the dollar at closing. Based on MLS data for 2026-08 closings in 76476, valuation strength has not followed the slowdown in pace.

Pipeline activity in 76476 diverged sharply from last quarter: only about three homes sit under contract against 117 active listings, a fraction of the roughly 17 pending a month ago and among the thinnest conversion levels recorded here. New listings, at 56 for the quarter, now outpace pending contracts by nearly twenty to one — a far wider gap than the three-to-one ratio seen previously — while months of supply ticked up to roughly seven and a half, edging closer to Hood County's own reading above eight. The slowdown in contract activity suggests near-term closings could thin further before the pipeline resets.