DFW Housing Market Update November 2026: Prices, Inventory, and What It Means for You
This November 2026 DFW housing market update uses the most recent complete NTREIS data, covering September 2026 and released in October. The region kept cooling without cracking. Across the North Texas MLS area, the median sales price landed at $355,000, homes took a median of 64 days to sell, and supply held at 5.1 months, right in the balanced range. Fewer homes sold than a year ago, and fewer went under contract, but sellers who priced well still got close to their asking price. Below, we break down the regional numbers, all ten major counties, and what it all means if you are buying or selling in Dallas-Fort Worth this fall.
All figures in this update come from NTREIS (North Texas Real Estate Information Systems) MLS data for September 1–30, 2026, as reported October 8, 2026, the latest full-month release available as of early November. Where we did our own math, such as month-over-month changes or rankings, we label it as calculated.
Key Takeaways
- Median sales price: $355,000 across the region, down 1.6% from September 2025 and down $10,000 from August 2026 (calculated).
- Closed sales: 8,993 homes sold, down 9.7% year over year.
- Pending sales: 7,313 homes went under contract, down 21.3%, the sharpest drop of any headline number.
- Inventory: 49,754 active listings, down 6.8% from a year ago.
- Months of supply: 5.1, down from 5.5 a year ago and flat with August. That is balanced-market territory.
- Days on market: a median of 64 days, slightly faster than 66 a year ago.
- Sale-to-list: homes sold for 93.5% of their original list price, up a touch from 93.3%.
- County spread: Tarrant (3.8 months) is the tightest major county; Grayson (8.0 months) is the most buyer-friendly.
- Collin and Denton: medians of $435,000 and $419,000, both with 4.7 months of supply.
DFW Housing Market Update November 2026: The Regional Snapshot
Here is the big picture for the full NTREIS region. The August 2026 column helps show the short-term direction, and the September 2025 column shows where we were a year ago.
| Metric | Sept 2026 | Aug 2026 | Sept 2025 | Year-over-year change |
|---|---|---|---|---|
| Median sales price | $355,000 | $365,000 | Not reported | -1.6% |
| Closed sales | 8,993 | 9,558 | Not reported | -9.7% |
| Pending sales | 7,313 | Not reported | Not reported | -21.3% |
| Active inventory | 49,754 | Not reported | Not reported | -6.8% |
| Months of supply | 5.1 | 5.1 | 5.5 | -0.4 months (calculated) |
| Median days on market | 64 | 60 | 66 | -2 days (calculated) |
| Sold price as % of original list | 93.5% | Not reported | 93.3% | +0.2 points (calculated) |
| Year-to-date median price | $364,990 | — | $370,000 (2025 YTD) | -1.4% (calculated) |
Month over month: August to September
September is usually a little softer than late summer as families settle into the school year, and 2026 followed that pattern. Our calculations from the reported figures:
| Metric | Aug 2026 | Sept 2026 | Change (calculated) |
|---|---|---|---|
| Median sales price | $365,000 | $355,000 | -$10,000 (-2.7%) |
| Closed sales | 9,558 | 8,993 | -565 sales (-5.9%) |
| Median days on market | 60 | 64 | +4 days |
| Months of supply | 5.1 | 5.1 | No change |
The takeaway: homes took a few more days to sell and the median dipped, but supply did not climb. That matters, because a rising supply number is usually the clearest sign that leverage is shifting further toward buyers. In September, it held steady.
Reading between the lines
A few patterns stand out once you look at the numbers together.
Pending sales fell faster than closed sales. Closings were down 9.7%, but new contracts were down 21.3%. Pending sales are a forward-looking number, since most homes that go under contract in September close in October or November. Fewer pendings generally means fewer closings in the weeks ahead. We are not making a price forecast here; we are simply noting that the contract pipeline is thinner than it was a year ago.
Inventory dropped too. It is easy to assume a slower market means a flood of listings, but active inventory actually fell 6.8% year over year. Both buyers and sellers stepped back. That is why months of supply improved from 5.5 to 5.1 even though sales slowed.
Sellers are still getting close to the original price. At 93.5% of original list, the typical gap between the first asking price and the final sale price is about 6.5%. As an example only: on a home originally listed at $400,000, 93.5% works out to $374,000. That gap includes price reductions along the way, so it is a good reminder that the first price matters a lot.
Prices are flat to slightly down, not falling sharply. The year-to-date median of $364,990 is about 1.4% below 2025's $370,000 (calculated). For most homeowners, that is a modest move, especially after the run-up of recent years.
County-by-County DFW Housing Market, September 2026 Data
North Texas is not one market. A buyer in Tarrant County and a buyer in Grayson County are working with very different conditions. Here is how the ten largest counties in the NTREIS area compared in September 2026. Price and sales changes are year over year.
| County | Median price | Price change | Closed sales | Sales change | Median DOM | Months of supply |
|---|---|---|---|---|---|---|
| Tarrant | $345,000 | 0.0% | 1,675 | -10.0% | 51 | 3.8 |
| Dallas | $359,900 | +1.0% | 1,481 | -8.0% | 51 | 4.9 |
| Collin | $435,000 | -1.8% | 1,291 | -13.6% | 63 | 4.7 |
| Denton | $419,000 | -4.2% | 1,087 | -10.0% | 65 | 4.7 |
| Parker | $464,345 | -2.6% | 276 | +1.5% | 73 | 5.4 |
| Ellis | $420,000 | +4.8% | 270 | -17.2% | 74 | 5.0 |
| Kaufman | $300,000 | -5.9% | 249 | -18.6% | 70 | 6.1 |
| Johnson | $314,950 | -1.6% | 248 | -7.5% | 72 | 4.4 |
| Rockwall | $485,000 | +16.9% | 185 | -16.7% | 84 | 6.0 |
| Grayson | $292,490 | -8.7% | 180 | -14.3% | 82 | 8.0 |
| NTREIS region | $355,000 | -1.6% | 8,993 | -9.7% | 64 | 5.1 |
Together, these ten counties accounted for 6,942 of the region's 8,993 closed sales, or about 77% (calculated). Parker County was the only one of the ten where closed sales rose year over year.
Who leans seller, who leans buyer
A common rule of thumb in real estate: under about 4 months of supply tends to favor sellers, about 4 to 6 months is considered balanced, and 6 months or more tends to favor buyers. It is a general guide, not a law, and conditions vary by price point and neighborhood. Here is how the counties rank, tightest to loosest:
| Rank | County | Months of supply | General lean |
|---|---|---|---|
| 1 | Tarrant | 3.8 | Seller-leaning |
| 2 | Johnson | 4.4 | Balanced |
| 3 (tie) | Collin | 4.7 | Balanced |
| 3 (tie) | Denton | 4.7 | Balanced |
| 5 | Dallas | 4.9 | Balanced |
| 6 | Ellis | 5.0 | Balanced |
| 7 | Parker | 5.4 | Balanced |
| 8 | Rockwall | 6.0 | Buyer-leaning |
| 9 | Kaufman | 6.1 | Buyer-leaning |
| 10 | Grayson | 8.0 | Buyer-leaning |
Tarrant stands alone as the only major county under 4 months. It also tied Dallas for the fastest median days on market at 51. On the other end, Grayson's 8.0 months of supply and 82 days on market give buyers there the most room to negotiate.
Price tiers across North Texas
Ranked by median sales price, with the difference from the regional median of $355,000 (calculated):
| Rank | County | Median price | vs. region median |
|---|---|---|---|
| 1 | Rockwall | $485,000 | +$130,000 |
| 2 | Parker | $464,345 | +$109,345 |
| 3 | Collin | $435,000 | +$80,000 |
| 4 | Ellis | $420,000 | +$65,000 |
| 5 | Denton | $419,000 | +$64,000 |
| 6 | Dallas | $359,900 | +$4,900 |
| 7 | Tarrant | $345,000 | -$10,000 |
| 8 | Johnson | $314,950 | -$40,050 |
| 9 | Kaufman | $300,000 | -$55,000 |
| 10 | Grayson | $292,490 | -$62,510 |
A note on Rockwall's +16.9% price change and Grayson's -8.7%: smaller counties have fewer sales each month, so one month's median can swing based on which homes happened to close. Rockwall had 185 closed sales and Grayson had 180. We would treat big moves in smaller counties as worth watching rather than as a trend on their own.
Speed of sale by county
| Fastest to slowest | County | Median days on market |
|---|---|---|
| 1 (tie) | Tarrant | 51 |
| 1 (tie) | Dallas | 51 |
| 3 | Collin | 63 |
| 4 | Denton | 65 |
| 5 | Kaufman | 70 |
| 6 | Johnson | 72 |
| 7 | Parker | 73 |
| 8 | Ellis | 74 |
| 9 | Grayson | 82 |
| 10 | Rockwall | 84 |
The urban core counties sold fastest. The outer-ring counties, where more new construction competes with resale homes, took noticeably longer.
Collin and Denton Counties: Our Home Markets
Much of our work at OnDemand Realty happens in Collin and Denton counties, home to cities like Frisco, Plano, McKinney, Prosper, and Allen. The NTREIS figures in this update are county-level, so we are speaking about the counties as a whole rather than any single city. Individual neighborhoods can look quite different.
| Metric | Collin County | Denton County | NTREIS region |
|---|---|---|---|
| Median price | $435,000 | $419,000 | $355,000 |
| Price change (YoY) | -1.8% | -4.2% | -1.6% |
| Closed sales | 1,291 | 1,087 | 8,993 |
| Sales change (YoY) | -13.6% | -10.0% | -9.7% |
| Median days on market | 63 | 65 | 64 |
| Months of supply | 4.7 | 4.7 | 5.1 |
What stands out to us:
- Balanced, and a bit tighter than the region. Both counties sit at 4.7 months of supply, below the regional 5.1. Neither is a runaway seller's market, but well-priced homes still have a real audience.
- Higher price points. Collin's median is about 22.5% above the regional median and Denton's is about 18.0% above (both calculated). Collin's median is $16,000 higher than Denton's.
- Fewer sales than last year. Collin's closed sales fell 13.6%, a steeper drop than the region's 9.7%. Denton's fell 10.0%. Combined, the two counties closed 2,378 homes, about 26% of all regional sales (calculated).
- Denton had the larger price dip. Denton's median fell 4.2%, compared with 1.8% in Collin. For buyers who have been priced out of Collin, Denton County may be worth a fresh look.
- Days on market match the region. At 63 and 65 days, both counties are right in line with the regional 64.
If you own a home in Collin or Denton, it is also worth keeping an eye on local costs that affect your monthly payment, like property taxes and HOA dues. Our other OnDemand Realty posts on homestead exemptions and local bond elections cover those topics in more detail.
What the Latest Numbers Mean for Buyers and Sellers
| Market signal | What it means for buyers | What it means for sellers |
|---|---|---|
| 5.1 months of supply (balanced) | You have choices and time to compare homes, but good homes still move | Pricing and presentation decide whether you sell quickly or sit |
| 64 median days on market | Room to do inspections and ask questions without a rush | Plan for about two months to sell, not two weeks |
| 93.5% of original list price | Negotiating is normal and expected | Price right the first time to avoid reductions |
| Pending sales down 21.3% | Less competition from other buyers right now | Fewer buyers in the pipeline, so standing out matters |
| Inventory down 6.8% | Selection is a bit thinner than last year | Less competing inventory than a year ago |
| Median price down 1.6% YoY | Prices are steady to slightly lower, not falling sharply | Home values are largely holding |
What This Means for Buyers
This fall gives buyers something they have not had much of in recent years: breathing room. With 5.1 months of supply and a 64-day median time on market, most buyers are not facing bidding wars on every home. You can take time to see more than one property, ask for repairs after an inspection, and negotiate on price or closing costs.
That said, balanced does not mean everything is a bargain. Homes in great condition, in popular school zones, or priced correctly from day one still sell faster than the median. And in tighter counties like Tarrant, at 3.8 months of supply, buyers may still run into competition.
Step-by-step for buyers this fall
- Get fully pre-approved, not just pre-qualified. A lender-reviewed pre-approval makes your offer stronger and tells you your real budget.
- Pick your county and price tier. Use the tables above. The difference between a $292,490 median in Grayson and a $485,000 median in Rockwall is significant, and the market conditions differ too.
- Check months of supply for your target area. In buyer-leaning counties like Kaufman, Rockwall, and Grayson, you likely have more negotiating room. In Tarrant, be ready to move faster.
- Look at homes that have been listed a while. With a 64-day median, homes past that mark may have sellers who are more open to offers.
- Negotiate the whole deal, not just the price. Seller-paid closing costs, a rate buydown, repairs, or a flexible closing date can be worth as much as a price cut.
- Factor in total monthly cost. Property taxes, HOA dues, and insurance vary widely across North Texas and can change your payment more than a small price difference.
- Do not skip the inspection. A balanced market gives you time to inspect carefully. Use it.
What This Means for Sellers
Sellers can still do very well in this market, but the margin for error is smaller than it was a few years ago. Homes sold at 93.5% of their original list price on average, and that gap often reflects price cuts that happened after a home sat. The homes that sell closest to asking are usually the ones that launched at the right price and looked their best on day one.
The good news: inventory is down 6.8% from a year ago, so you are competing against fewer active listings than last fall. And in Collin and Denton, at 4.7 months of supply, conditions are slightly tighter than the region overall.
Step-by-step for sellers this fall
- Start with a current comparative market analysis. Prices in many counties shifted over the past year. Base your price on recent sales near you, not on what a neighbor got in 2024.
- Price for the market you are in. In a balanced market, overpricing usually leads to longer days on market and a price cut later. A strong first price draws more showings.
- Prepare the home before it lists. Small repairs, fresh paint, and a deep clean help a home stand out when buyers have options.
- Invest in great photos and marketing. Most buyers see your home online first. First impressions drive showings.
- Plan your timeline. With a 64-day regional median, build in a realistic window, especially if you are buying your next home at the same time.
- Be ready to negotiate. Buyers expect to ask for repairs or concessions. Decide in advance what you are comfortable offering.
- Watch your local numbers. If you are in a county with 6 or more months of supply, talk with your agent about extra incentives to stand out.
Frequently Asked Questions
Is the DFW housing market a buyer's or seller's market right now?
By the common rule of thumb, it is balanced. The NTREIS region had 5.1 months of supply, which falls in the roughly 4 to 6 month balanced range. Conditions vary by county: Tarrant leaned toward sellers at 3.8 months, while Rockwall, Kaufman, and Grayson leaned toward buyers at 6 months or more.
What is the latest median home price in DFW?
The median sales price for the NTREIS region was $355,000, down 1.6% from September 2025 and down from $365,000 in August 2026. The year-to-date median was $364,990, compared with $370,000 for 2025.
How long are homes taking to sell in Dallas-Fort Worth?
The median days on market was 64 in September 2026, slightly faster than 66 days a year earlier but a little slower than August's 60 days. Tarrant and Dallas counties were fastest at 51 days; Rockwall was slowest at 84.
Are home prices falling in North Texas?
Prices are roughly flat to slightly lower depending on the county. The regional median dipped 1.6% year over year. Some counties rose, including Dallas (+1.0%), Ellis (+4.8%), and Rockwall (+16.9%), while others fell, such as Denton (-4.2%), Kaufman (-5.9%), and Grayson (-8.7%). We do not forecast prices, and local results depend heavily on the neighborhood and the home.
How is the market in Collin and Denton counties right now?
Both counties had 4.7 months of supply in September 2026, which is balanced and slightly tighter than the region. Collin's median price was $435,000 and Denton's was $419,000. Closed sales fell 13.6% in Collin and 10.0% in Denton year over year.
What does "months of supply" mean?
Months of supply estimates how long it would take to sell all current listings at the recent pace of sales if no new homes came on the market. Lower numbers generally favor sellers, and higher numbers generally favor buyers. It is one of the most useful single numbers for judging who has more leverage in a market.
Sources and further research
- NTREIS (North Texas Real Estate Information Systems), the MLS behind the figures in this update
- Texas Real Estate Research Center at Texas A and M University, a good resource for statewide housing research
Ready to Make a Move in DFW?
Whether you are buying your first home, moving up, or thinking about selling, the right plan depends on your county, your price range, and your timeline. The OnDemand Realty team works across Dallas-Fort Worth, with deep roots in Collin and Denton counties. Visit www.ondemanddfw.com to search homes, learn about your home's value, and connect with our team.
Disclaimer: Market data is from NTREIS (North Texas Real Estate Information Systems) MLS for September 1–30, 2026, as of October 8, 2026, and may be revised. Calculated figures are derived from those reported numbers. This article is for general information only and is not financial, legal, or tax advice.
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