Caddo Mills Home Values

Closing velocity in Caddo Mills held roughly steady over the latest quarter, based on MLS data for 2026-06 closings, with around 70 transactions recorded — a pace directionally consistent with the prior annual run rate. Price per square foot edged up to approximately $185, a modest gain from the $183 trailing-year average, while median sale prices settled closer to $344K against a $361K annual baseline. The concession rate continued its retreat, falling to roughly 46% of closings from nearly 60% over the prior year, with sellers giving back around $9,600 on average. The list-to-sale ratio improved slightly, with sellers recovering close to 97 cents on the dollar — a directional firming, though the moderate sample warrants measured confidence.

The sharpest signal in Caddo Mills near-term pipeline is the gap between listing supply and pending absorption. With roughly 200 active listings against only about two dozen pending contracts, the absorption rate has compressed significantly — a ratio that points toward continued buyer-side leverage heading into late summer. New listing activity added another 127 homes to the market in the trailing quarter, sustaining supply accumulation. At roughly eight and a half months of supply, the market sits well below Hunt County's eleven-month read, suggesting Caddo Mills is absorbing somewhat faster than the broader county — though both remain in territory that historically favors buyers over sellers.

Seller positioning in Caddo Mills has shifted noticeably in recent months, based on MLS data for 2026-05 closings. The concession rate fell from roughly six in ten closings over the trailing year to fewer than four and a half in ten over the latest quarter — a meaningful pullback in seller givebacks. List-price recovery improved modestly alongside that shift, with sellers recouping closer to 97 cents on the dollar at closing, a step up from the annual average. Price per square foot held steady around $182, well above the Hunt County benchmark, though the directional data carries moderate confidence given the roughly 60 closings in the period.

The pipeline in Caddo Mills tells a more cautious story than the closing data alone. Active inventory has held at nearly 190 homes while pending contracts have compressed to roughly two dozen — a wide gap that points to slow absorption heading into summer. New listing activity remained elevated relative to pending volume, suggesting supply continues to accumulate. Months of supply near nine indicates conditions that directionally favor buyers, even as recent closing data shows sellers holding firmer on price. The limited sample warrants anchoring expectations against Hunt County's broader trend of even softer absorption.