Decatur Home Values
Texas
Decatur Market Snapshot
| Active 309 listings | New 60 30 days | Closed 19 30 days | Pending 1 30 days | Supply 9.9 months | Absorption 3.2% monthly | Over List 1.6% sold above | Under List 50% sold below | Concessions 44.5% % of solds | Avg Concession $9,446 seller paid |
Source: NTREIS MLS • Excludes leases • Sep 2026
Decatur Market Trends
Where Fort Worth's Edge Meets Open Country
Decatur sits at the crossroads of Highway 287 and Highway 380, the Wise County seat where rolling ranchland gives way to a growing ring of residential subdivisions. Neighborhoods like Highland Hills, Reatta Estates, and Las Brisas offer one-to-ten-acre homesites with private wells, no city taxes, and room for shops, barndominiums, and livestock. New phases in communities like Naomi Meadows and Tres Vista are delivering custom construction with vaulted ceilings, metal-and-stone exteriors, and wrapped porches. For buyers who want acreage without losing a thirty-minute drive to the Stockyards, Decatur threads that needle better than most towns along the 287 corridor.
Seller concessions have become the norm in Decatur: more than half of closings in the latest quarter carried a credit, up from just under half a month earlier, based on MLS data for October 2026 closings in Decatur. Credits averaged close to $10,000, and sellers recovered roughly 97 cents on the dollar, with essentially no homes selling above asking and fewer than half closing below it. Price per square foot eased slightly to about $219, still well above the Wise County level of roughly $189, while the typical closing took about two months. The city's valuation premium has held, but negotiating room has widened.
Supply in Decatur stretched noticeably this month, with months of supply climbing to roughly ten from about seven and a half in September, nearly matching Wise County's read. Active listings held near 300 while pending contracts slid to about ten, and new listings, roughly 170 over the quarter, kept outrunning contract activity by a wide margin. Days on market for recent closings drifted shorter even as the contract count thinned, a mixed velocity signal. The pipeline confirms the leverage buyers hold, with little evidence yet of absorption catching up to supply.
Market Updates
Seller concessions have become the norm in Decatur: more than half of closings in the latest quarter carried a credit, up from just under half a month earlier, based on MLS data for October 2026 closings in Decatur. Credits averaged close to $10,000, and sellers recovered roughly 97 cents on the dollar, with essentially no homes selling above asking and fewer than half closing below it. Price per square foot eased slightly to about $219, still well above the Wise County level of roughly $189, while the typical closing took about two months. The city's valuation premium has held, but negotiating room has widened.
Supply in Decatur stretched noticeably this month, with months of supply climbing to roughly ten from about seven and a half in September, nearly matching Wise County's read. Active listings held near 300 while pending contracts slid to about ten, and new listings, roughly 170 over the quarter, kept outrunning contract activity by a wide margin. Days on market for recent closings drifted shorter even as the contract count thinned, a mixed velocity signal. The pipeline confirms the leverage buyers hold, with little evidence yet of absorption catching up to supply.
While Wise County's median closed price held near $344,000 in the third quarter, Decatur's typical sale settled more than a third higher, based on MLS data for September 2026 closings in Decatur. Price per square foot in Decatur reached $221, a premium of roughly 15% over the county figure, even as Decatur's own reading eased slightly from last month. The typical Decatur closing took about nine weeks, roughly a week longer than the countywide pace, while sellers on both sides of the county line recovered a similar share of asking price, near 97 cents on the dollar. Concession activity in Decatur, just under half of closings, tracked closely with the county rate.
Decatur's pipeline reflects a tighter balance than the county as a whole. At roughly seven and a half months of supply, the city runs meaningfully below Wise County's read of more than nine months, even as its active listings — around 300 — track close to the county's overall pace when scaled to market size. Pending contracts, at 15, kept roughly the same ratio to active inventory seen countywide, suggesting Decatur's tighter supply hasn't yet translated into disproportionately faster absorption. New listings continued arriving at a pace proportional to the broader county pipeline.
Price per square foot in Decatur climbed to roughly $228 in the latest quarter, extending a third consecutive month of gains and pushing the metric more than 6% above the trailing-year median, based on MLS data for August 2026 closings in Decatur. The typical sale still closed in just under two months, essentially unchanged from the annual pace. Sellers continued to recover close to 97 cents on the dollar, edging past the recent norm, while concessions held steady — roughly four in ten transactions included one, averaging just over $9,300. Fewer than one in fifty homes sold above asking, and nearly half closed below list, a mix consistent with recent quarters even as the price line moves higher.
Pipeline signals in Decatur point to tightening conditions that help explain the recent price climb. Months of supply eased to about seven, down from nearly ten across the trailing year and below Wise County's broader reading of nine. Pending contracts continued a multi-month slide, falling to just 17 against 302 active listings, even as new listings — 160 over the same quarter — kept arriving well ahead of contract activity. The combination suggests a market absorbing homes more efficiently than the raw supply count alone would indicate.
Closed sales in Decatur continue to price well above the broader Wise County market, based on MLS data for July 2026 closings in Decatur. The median sale landed near $222 per square foot, a premium of roughly 13% over the county's per-square-foot median — extending a gap that has been widening in recent months. The typical Decatur closing also moved about five days faster than the county average, and sellers recovered nearly 97 cents on the dollar, edging out the county figure. Notably, fewer than four in ten Decatur transactions carried concessions, well below the county's rate of nearly half — a gap that points to firmer footing for sellers inside city limits than across the county overall.
Pipeline activity in Decatur is thinning faster than the county backdrop suggests. Pending contracts dropped to just 31 against 312 active listings, a steeper pullback than the countywide pattern, even as new listings arriving over the past three months — 182 in all — continued to outnumber closed transactions, echoing a supply dynamic seen across Wise County. With roughly eight months of supply on hand versus the county's read of more than nine, Decatur's pipeline sits marginally tighter than its surrounding market, though neither geography shows contract activity keeping pace with fresh inventory.
The pace at which Decatur homes are moving to close accelerated in the most recent quarter, with the median days on market falling to the mid-40s — roughly 15% faster than the full trailing-year pace. Based on MLS data for June 2026 closings in Decatur, price per square foot settled around $208, and the typical sale closed at just over $427,000. Sellers recovered close to 97 cents on the dollar, a slight improvement over the annual average. Roughly four in ten transactions included concessions averaging around $9,100, and just over half of closings settled below list — a concession structure that has been consistent across recent quarters. Year-over-year, prices have risen nearly 7%.
The pipeline picture in Decatur tells a more measured story than the closing velocity alone suggests. With roughly nine months of supply in the active market and only 53 homes under contract against 323 available, the absorption rate remains well below the pace needed to tighten conditions. New listings — around 205 over the past three months — have continued to outpace pending activity, sustaining a buyer-favorable supply environment. Until pending volume shows a sustained uptick, the faster closing pace on completed sales may reflect selective demand rather than a broad market reacceleration.
At roughly $199 per square foot, Decatur closings in the most recent three-month window sit about 6% above the Wise County median — a price-per-square-foot premium that has held even as the figure dipped from around $209 over the full trailing year. Sellers recovered close to full asking, with the typical transaction closing near 97 cents on the dollar. Nearly half of all closings included seller concessions averaging around $9,000, and more than half of transactions settled under list. Based on MLS data for May 2026 closings in Decatur, the city continues to command a meaningful valuation step-up over surrounding Wise County.
At nearly 12 months of supply, Decatur's active pipeline reflects an inventory level well above balanced-market norms. New listings have been arriving at a pace that substantially outpaces contract activity — pending volume has fallen well below the rate needed to work down the available stock. That imbalance directionally sustains buyer positioning in near-term negotiations, with no immediate signals of supply tightening.
Zip Codes in Decatur
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Market data last updated Oct 1, 2026, 6:00 AM CDT · Editorial updated Oct 10, 2026, 7:29 PM CDT
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