Valley View Home Values

Valley View's per-square-foot premium over Cooke County narrowed again this quarter, with closed sales pricing near $206 a square foot against the county's roughly $185 — a gap of about 11 percent, down sharply from the 27-to-35 percent premiums recorded earlier this year. Based on MLS data for 2026-09 closings in Valley View, the median sale price still ran roughly $109,000 above the county's near $317,000, a proportionally wider gap. Sellers here gave back slightly more ground than their county counterparts, netting roughly ninety-five cents on the dollar against the county's roughly ninety-seven, with better than half of closings landing under asking. With only 29 transactions anchoring the quarter, the narrowing premium reads as directional rather than settled.

Valley View's pipeline gap with Cooke County remains wide even as the price premium narrows. Months of supply held near fifteen months against the county's roughly eleven and a half, keeping the local market considerably looser than the broader county. Pending contracts numbered just six against 52 new listings added this quarter — a ratio far thinner than Cooke County's own pending-to-new-listing pace — while active inventory held steady near 147 properties. The persistent imbalance suggests Valley View's supply overhang continues to outstrip county-wide absorption trends.

A modest uptick in closings — 27 sales in the trailing quarter, up from roughly two dozen the month prior — gives Valley View's price signals a bit more weight, though the sample remains modest enough to read the trend as directional rather than settled. Price per square foot eased to roughly $215, down from about $237, while the median sale price settled near $460,000, a decline of about 14 percent — the second straight quarter of pullback. Based on MLS data for 2026-08 closings in Valley View, sellers continued ceding roughly a nickel on the dollar at closing, with nearly six in ten transactions landing under list and none above it.

Even with this quarter's price pullback, buyers in Valley View continue to hold outsized leverage. Months of supply eased to roughly fifteen and a half — down from nearly nineteen last quarter, but still about a third above Cooke County's near eleven-month pace. Active inventory held near 140 listings, essentially flat, while pending contracts numbered only a handful against 46 new listings added over the quarter — a gap that continues to outstrip what demand is absorbing. Homes here also sat on the market more than twice as long as the county median, reinforcing the imbalance.

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.