Valley View Home Values

While Cooke County's closed sales priced out near $186 a square foot this quarter, Valley View settled well above that mark, near $237 — a premium of roughly 27 percent, narrower than the 35-percent gap recorded this spring but wide. Based on MLS data for 2026-07 closings in Valley View, the median sale price landed near $532,000, versus roughly $303,000 county-wide. The premium held even as Valley View sellers ceded more ground than their county counterparts, giving back more than a nickel on the dollar against the county's roughly three cents, with better than six in ten closings selling under asking and none over. Only two dozen transactions anchor this quarter's read, keeping the premium directional rather than settled.

Homes in Valley View sat on the market roughly two and a half times longer than the county median before going under contract, the sharper of two widening pipeline gaps this quarter. Months of supply here ran to nearly nineteen months against the county's roughly fourteen, both signs that absorption locally trails the broader county pace. New listings kept outnumbering pending contracts by a wide margin, keeping standing inventory elevated even as active listings held steady near 144. Together, the signals point toward continued buyer leverage relative to the county benchmark heading into fall.

The concession picture in Valley View shifted noticeably this quarter — sellers who did negotiate gave back considerably less per transaction than in prior months, even as buyer leverage in the broader market remained elevated. Based on MLS data for 2026-06 closings in Valley View, price per square foot settled near $242, with median sale prices approaching $565,000. The concession rate held near four in ten closings, but the average concession amount dropped sharply from prior-year norms — directionally suggesting sellers are either holding firmer on terms or walking away from deals rather than discounting further. Nearly seven in ten closings landed below asking price, and no transactions closed above list, signaling that while concession dollars fell, buyer discounting at the price line persisted. The limited sample this quarter warrants caution in drawing firm conclusions.

Valley View's pipeline signals a deepening supply overhang heading into summer. With roughly 136 active listings against only nine pending contracts, months of supply stretched to roughly eighteen and a half — well above the county's approximate fourteen-month pace and considerably higher than Valley View's own trailing twelve-month average. New listing activity added nearly 47 properties over the quarter while pending contracts remained at single digits, a gap that shows demand has not absorbed the available inventory. The directional weight of these signals suggests seller positioning in Valley View will remain constrained until pending volume shows a meaningful uptick.

Price per square foot in Valley View ran roughly 35 percent above the Cooke County average in the most recent quarter, suggesting the city occupies a higher-priced segment of the county market. Based on MLS data for May 2026 closings in Valley View, homes that transacted carried a median near $566,000 — against about $337,000 county-wide — at approximately $246 per square foot. The limited sample of closings this quarter carries wide confidence intervals, but the directional signal is consistent: buyers extracted more ground at the negotiating table here than in the broader county, with nearly eight in ten closings landing below asking price and sellers conceding more than seven cents on the dollar.

Valley View's pipeline diverges from the broader Cooke County picture. With roughly 128 active listings and only nine pending contracts, months of supply runs well above the county's approximate fifteen-month pace. New listing activity added roughly 40 properties over the quarter while pending contracts remained at single digits — a gap that suggests demand in Valley View has not kept pace with the supply on hand. The directional weight of these pipeline signals points toward conditions that continue to favor buyers, though the thin transaction volume warrants caution in drawing firm conclusions.