Dallas Home Values

Buyers in Dallas are finding more room to negotiate: more than four in ten closings settled below list this quarter, a notch above the trailing-year pace, while fewer than two percent cleared above it. Based on MLS data for October 2026 closings in Dallas, price per square foot held near $250, essentially unchanged from September and still roughly a quarter above Dallas County's benchmark, with the median sale price steady near $457,000. Sellers collected about 97 cents on the dollar, and concessions touched roughly four in ten deals, typically near $8,700. Across more than 2,500 closings, the trailing year still sits about five percent above year-ago prices.

Supply near eight months leaves Dallas well past the four-month equilibrium mark, and the cushion widened from roughly seven and a half months in September. Active listings hold near 6,800 against only about 450 pending contracts, while roughly 4,800 new listings over the trailing three months keep replenishing stock. Typical time-to-contract has stretched to the mid-30s, a few days slower than the county pipeline, pointing to absorption that continues to lag supply heading into winter.

Price per square foot in Dallas slipped to roughly $252 this quarter, a third straight monthly decline, yet the figure still sits about a quarter above Dallas County's broader benchmark near $201, a premium the city has held even as its own pricing cools. Based on MLS data for September 2026 closings in Dallas, the median sale price eased to roughly $458,000, down about 5% from August. Sellers collected just under 97 cents on the dollar at closing across nearly 2,700 transactions, matching the county's own high-90s rate, while concessions touched about four in ten Dallas deals versus roughly half of countywide closings, evidence Dallas sellers are conceding less ground than their county peers even as citywide prices soften.

Dallas's pipeline remains sized close to its usual share of Dallas County activity, with active listings, pending contracts, and new listings entering the market each running roughly half of the countywide totals. The gap that stands out is pace: months of supply near seven and a half in Dallas outstrips the county's closer-to-six-and-a-half figure, and typical time-to-contract has stretched into the low thirties, running a few days slower than the county pipeline. Neither divergence is dramatic, but both point toward absorption running a step behind the broader county market heading into fall.

Price per square foot in Dallas eased to roughly $258 this quarter, slipping for a second consecutive month after June's $266 high and July's $264 reading — a pullback that lands closer to where pricing stood back in May. Based on MLS data for August 2026 closings in Dallas, the median sale price settled near $484,000, down from July's roughly $497,000, even as the trailing year remains up nearly 5% year-over-year. Sellers still collected close to 97 cents on the dollar at closing on nearly 2,850 transactions, and concessions touched about four in ten deals — both essentially flat from recent months, suggesting the pullback owes more to shifting mix than a broad repricing.

Dallas's pipeline offers a plausible read on why prices eased this quarter: typical time-to-contract stretched back to the high 20s, undoing some of June's compression and suggesting demand cooled modestly heading into late summer. New listings, at roughly 4,800 over the trailing three months, kept pace with turnover without triggering a sharp buildup, while pending contracts held near 450 — thin against roughly 6,800 active listings. Supply near seven months remains well above the four-month equilibrium mark, a buyer-favorable backdrop that leaves sellers with limited room to defend list prices.