Van Alstyne Home Values

Closed sales in Van Alstyne moved faster this quarter: the typical transaction reached closing in about 75 days, down noticeably from the near three-month pace reported in June. Price per square foot settled near $192, a slight pullback from the prior window. Based on MLS data for July 2026 closings in Van Alstyne, sellers received roughly 96 cents on the dollar — a ratio essentially unchanged for two straight months — across 104 completed transactions. More than four in ten sales carried concessions, averaging close to $12,000, while just under half closed below list, an improvement from June's majority. Barely one in twenty-five sales closed above asking.

Van Alstyne's pipeline slowed markedly this quarter. Pending contracts fell to just 29 — roughly half the level reported last month — even as active listings held steady near 344, widening the gap between supply and signed contracts. Months of supply climbed back to nearly ten, undoing June's brief compression and pointing to softer absorption than the prior report suggested. New listings held near 207, keeping pace with recent months rather than accelerating the imbalance. Together, the pipeline signals point toward a market moving through inventory more slowly than the improved days-on-market figure alone would imply.

Nearly three months on market before closing has become the norm for Van Alstyne — a duration that, combined with sellers absorbing roughly four cents on the dollar in price reductions, signals conditions firmly tilted toward buyers. Based on MLS data for June 2026 closings in Van Alstyne, the typical transaction settled noticeably below the prior period's median, with just under one in a hundred closings finishing above list price while more than half closed below it. Nearly half of all completed sales carried concessions averaging well over $12,000. The concession burden has eased slightly from the prior period's peak, but remains structurally elevated — a pattern that has now persisted across multiple consecutive months of data.

Van Alstyne's pipeline offers a mixed read on buyer leverage heading into mid-2026. Months of supply contracted from roughly nine and a half to just over eight — a meaningful single-period compression that complicates the otherwise buyer-favorable picture. Pending contracts have pulled back to under 60, down roughly thirteen percent from the prior window, while new listings ticked modestly higher. The gap between active inventory and pending activity remains wide, keeping absorption slow and negotiating room intact, but the supply contraction is worth watching as a potential moderating signal.

Price-per-square-foot in Van Alstyne settled at roughly $194 over the recent three months — about 15% above the Grayson County median of $169, a divergence that marks the city as one of the county's more premium submarkets. Based on MLS data for May 2026 closings in Van Alstyne, the typical transaction priced near $431,000 against a county-wide median closer to $310,000. Sellers received roughly 95.7 cents on the dollar, with nearly half of all closings carrying concessions that averaged around $13,700. Closed transactions took about 81 days to complete, and year-over-year prices held modestly positive at roughly 2.6%.

Van Alstyne's pipeline shows 314 active listings paired with just 67 pending contracts — a pending-to-active ratio of about 0.21, reflecting measured absorption at current price levels. Supply stands at roughly 9.6 months, meaningfully below Grayson County's 13.0 months but still well above a balanced-market threshold. With roughly 198 new listings entering the market in the recent window, seller activity continues to replenish inventory faster than it is being absorbed, sustaining upward pressure on supply duration.