Listen, while everyone else is playing checkers with their real estate decisions, I’m about to show you how to play chess. The North Texas market isn’t just “shifting”, it’s creating a once-in-three-years opportunity window for sellers who understand what’s actually happening beneath the surface noise.
If you’re sitting there wondering “Should I sell my house in North Texas right now?”, good. That question means you’re paying attention while most people are asleep at the wheel.
Let me give you the unfiltered truth about what’s really going on in our market right now.
The Intelligence Others Are Missing: October 2025 Market Reality
Here’s what the data nerds and headline readers won’t tell you: This isn’t your typical fall market. This is a strategic inflection point.
While other agents are recycling generic market reports, here’s what’s actually moving the needle in DFW right now:
The Numbers That Actually Matter
- Home Prices: We’re hovering between $359,000 to $401,000 median – down a modest 0.5% to 2.4% from peak. Translation? The market corrected, but didn’t crash. Smart sellers know this is equilibrium, not collapse.
- Inventory Explosion: Active listings jumped 24.8% to 53% depending on your submarket. We’re sitting at 32,000 to 36,000 active listings, the highest since 2011-2012. Here’s the thing everyone’s missing: more inventory doesn’t mean disaster for sellers. It means the amateurs get weeded out.
- Days on Market: Homes are taking 61 to 89 days to sell, up 8.5% to 20% year-over-year. But here’s the play: properly priced, well-presented homes are still moving in 30-45 days while poorly positioned properties sit and rot.
- Supply Balance: We’re at 4.6 to 5.5 months of supply. That’s not a buyer’s market. That’s not a seller’s market. That’s a chess player’s market where strategy beats hope.
Why Fall 2025 Is Your Window (If You’re Smart About It)
Look, I could give you the vanilla reasons why fall is “nice for selling.” Instead, let me tell you why strategic sellers are going to absolutely dominate in the next 90 days:
1. The Buyer Pool Just Got Serious Money
Mortgage rates dropped to 6.13% to 6.5%, lowest since October 2024. Loan applications spiked 23%. [1]
You know what that means? The fence-sitters just got pushed off the fence. These aren’t browsers anymore, these are buyers with pre-approvals burning holes in their pockets, looking for a home before year-end.
2. Your Competition Just Went Into Hibernation
Most sellers are thinking: “I’ll wait until spring when it’s easier.” Fantastic. Let them wait.
While they’re watching Netflix and waiting for daffodils, you’re capturing buyers who need to move NOW, corporate relocations, life changes, people who refuse to spend another winter in their current situation.
Less competition + motivated buyers = leverage. It’s not complicated.
3. Year-End Urgency Is Real (And Exploitable)
November and December aren’t slow months anymore, they’re deadline months. Corporate relocations need to close before January. Families want to be settled before holidays. Tax advantages kick in for year-end purchases. [2]
These buyers aren’t negotiating on inspection items for fun. They’re moving with purpose, and that purpose puts money in your pocket.
4. Mother Nature Becomes Your Sales Assistant
Texas in October/November? 78°F highs, 57°F lows. Your yard looks good. Your home shows well. Buyers aren’t sweating through showings or bundling up against ice.
Meanwhile, your spring competition will be dealing with allergy season and unpredictable weather. This is your window.
The Real Question: Balanced Market or Strategic Opportunity?
Everyone’s asking “Is this a buyer’s or seller’s market?”
Wrong question.
The right question is: “How do I position myself to win regardless of market designation?”
Here’s the strategic reality:
If You’re a Seller:
- Yeah, 66% of March sales went below asking. Know what that tells me? 34% went at or above asking. Be in that 34%.
- If you bought pre-2020, you’re sitting on equity that gives you negotiating room most sellers dream about.
- This isn’t 2021 where you could price high and wait. This is 2025 where strategic pricing and presentation separate winners from wishful thinkers.
If You’re a Buyer:
- Inventory up 32.6% in the October 12-18 window alone.
- You’re saving an average $15,000 compared to summer peaks.
- Sellers are more willing to negotiate concessions, cover costs, and make deals.
But here’s the thing: I’m not writing this for buyers. I’m writing this for sellers who understand that knowing what buyers are thinking is how you extract maximum value.
How To Actually Win: The Strategic Seller’s Playbook
Forget the generic advice. Here’s how you dominate this market:
Pricing: The Only Thing That Matters More Than You Think
Listen carefully: Your opinion of what your house is worth means absolutely nothing.
The market determines value. Your job is to position your property exactly where serious buyers are hunting.
- Get a real CMA from someone who knows your specific neighborhood, not just your zip code.
- Understand that luxury properties ($1M+) play by different rules than entry-level and mid-range homes.
- Price slightly below market to trigger competitive interest, not slightly above to “leave room for negotiation.”
The sellers killing it right now? They’re the ones who priced it right on Day 1. The ones struggling? They’re chasing the market down with price cuts every 30 days.
Presentation: You’re Competing With 32,000 Other Homes
Your house doesn’t just need to be “nice.” It needs to be memorable.
- Curb appeal isn’t optional. First impressions happen before they walk through your door. If your landscaping looks tired, you just lost half your potential buyers.
- Professional photography isn’t negotiable. Smartphone pics from your agent’s phone? That’s amateur hour. Serious sellers hire professionals.
- Virtual tours and video walkthroughs aren’t “extras” anymore, they’re expected. Buyers eliminate properties online before ever scheduling showings.
Availability: Flexibility Is Currency
The seller who says “I can only show weekends between 2-4pm” is the seller who’s going to watch buyers write offers on other properties.
- Evening showings? Do them.
- Weekend showings? Absolutely.
- Last-minute showing requests? Make it happen.
Every “no” you give costs you money. Every “yes” increases your odds. [3]
The 2026 Outlook: Why Waiting Might Cost You
Let me give you some forward-looking intelligence while everyone else is stuck looking backward:
Price Trajectory Through 2026
- Key DFW suburbs: 3-4% annual appreciation forecasted
- Texas Real Estate Research Center projects median values just above $350,000 by end of 2025
- Translation: Modest growth, not explosive gains
If you’re waiting for 2021 prices to come back, I’ve got bad news: they’re not coming back. That was a once-in-a-generation anomaly fueled by pandemic insanity and emergency interest rates.
The Economic Engine Keeps Running
- DFW added 27,300 jobs year-over-year
- Toyota, PepsiCo, and others continue expanding here
- We added 473,453 new residents between 2022-2023, leading the entire nation [4]
Translation: Demand fundamentals remain strong. This isn’t 2008. This is normalization, not collapse.
The Verdict: Should You Sell Your North Texas Home Right Now?
Yes, if you’re strategic.
Sell now if you:
- Can price competitively based on real data, not wishful thinking
- Will present your home professionally, not half-heartedly
- Can be flexible with showings and responsive to buyers
- Understand this isn’t 2021 and have adjusted your expectations accordingly
Hold off if you:
- Think you’re getting 2021-2022 peak prices
- Have major repairs needed and won’t address them
- Can’t handle the reality of 2025 market dynamics
- Need more time to figure out your next move
Your Next Move: Stop Reading, Start Acting
Look, information without action is just entertainment. You’ve got the intelligence now. The question is: what are you going to do with it?
The window is open. The buyers are active. The competition is thin. But windows close, seasons change, and opportunities disappear for people who “were thinking about it.”
Want to know exactly what your home is worth in today’s market? Want a custom strategy that positions you to win?
Let’s talk strategy.
For an in-depth analysis of how to sell your home and what to expect when working with me check out my sellers guide!
📊 Get market moves before they hit the news
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Bobby Franklin – REALTOR®
Legacy Realty Group – Leslie Majors Team
Market Disclaimer: Data current as of October 2025. Real estate markets evolve rapidly. For personalized strategy tailored to your specific situation and property, contact a licensed Texas real estate professional who actually understands market intelligence, not just MLS statistics.
This analysis represents original market research and strategic insight specific to the North Texas market. All content complies with NAR Code of Ethics, Texas Real Estate Commission regulations, Fair Housing Act requirements, and RESPA guidelines.
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