Listen, while everyone was distracted by Black Friday deals, something bigger happened in real estate. Something that could save you tens of thousands of dollars if you’re paying attention.
A Zillow report dropped that has everyone talking: buyers securing record discounts, sellers slashing prices multiple times on the same property, and the buyer-to-seller ratio hitting levels we haven’t seen in over a decade. The question everyone in North Texas is asking: is this actually happening here in DFW, or is this just coastal market noise that doesn’t apply to us?
Here’s the reality: yes, it’s happening in North Texas, but it looks different than San Jose or Los Angeles. And if you understand what’s actually happening beneath these headlines, you’re positioned to make one of the smartest real estate moves of your life.
Let me break down what’s really going on and how you can capitalize on it.
What Those “Record Discount” Headlines Actually Mean
The viral Zillow report everyone’s sharing highlights some significant shifts:
- Homebuyers are securing average discounts of around $25,000 off asking prices across many markets
- High-cost metros like San Jose, Los Angeles, and San Francisco are seeing typical markdowns exceeding $59,000–$70,000 per home
- In several markets, buyers now outnumber sellers by more than 30%, the strongest buyer leverage in over a decade
These numbers sound dramatic, but they tell a simple story: after three years of elevated interest rates and stubborn pricing, sellers are finally adjusting to what buyers can actually afford. Demand has cooled, homes are sitting longer, and patient buyers are getting rewarded.
But here’s what matters: real estate is local. North Texas isn’t San Jose. Our market dynamics, job growth, and migration patterns create a completely different environment. That’s exactly why understanding the Dallas–Fort Worth data matters before you make any moves.
The Real Story in Dallas–Fort Worth
Across North Texas, we’ve clearly shifted away from the instant bidding wars of 2020–2022 into something far more balanced, and in many pockets, decisively tilted toward buyers.
Here’s what the actual data shows for DFW in late 2025:
Rising Inventory: Active listings are up roughly 20–25% year-over-year in many DFW submarkets. You have more choices than you’ve had since before the pandemic. More options mean more negotiating power.
Price Reductions Are Common: A growing share of sellers are cutting prices to attract offers, particularly in suburbs where new construction and resale homes are competing directly. This isn’t panic, it’s reality setting in.
Extended Days on Market: Homes are taking significantly longer to sell compared to the ultra-fast timelines during the pandemic boom. Properties sitting for 45–60+ days often signal motivated sellers.
This isn’t a crash. This is a rebalancing. Sellers who priced based on 2021 expectations are discovering that today’s buyers are more cautious, more payment-focused, and far less willing to waive inspections or appraisal protections.
And that shift creates opportunity.
How Big Are the Actual Discounts in North Texas?
California headlines talk about $60,000–$70,000 average discounts. North Texas tells a more practical story: meaningful price cuts and serious negotiation room without the market collapsing.
Current DFW market analytics show:
- More than one in four active listings in Dallas and surrounding suburbs have had at least one price reduction, with some neighborhoods hitting 27–30% of listings
- Many price cuts total 3–7% off the original list price, which translates to tens of thousands depending on the home’s price point
- Properties priced like it’s 2021 are the ones sitting and accumulating multiple reductions, while accurately priced homes continue selling steadily
For buyers, the key isn’t just the asking price, it’s the listing history. A home that’s been on the market 45–60+ days with at least one price cut usually means a seller who’s motivated and open to concessions.
For sellers, this is your wake-up call: strategy matters more than ever. Overpricing gets punished quickly. Accurate pricing and strong presentation still get rewarded.
The Questions Every North Texas Buyer Is Asking Right Now
Let me address the real questions you’re typing into Google at 11 PM when you can’t sleep because you’re trying to figure out if this is your moment.
Is now actually a good time to buy a house in North Texas?
For many buyers, yes, especially if you’re planning to stay long enough to outlast short-term rate and price fluctuations.
Here’s why: rising inventory, more frequent price cuts, and seller concessions all favor qualified buyers who are ready to move strategically instead of emotionally.
Affordability is still challenging thanks to elevated mortgage rates, I’m not going to sugarcoat that. But sellers are increasingly offering rate buydowns and closing cost credits to make deals work. If you’re financially prepared and have stable income, you have leverage that simply didn’t exist in 2021.
The market has shifted in your favor. The question is whether you’re prepared to capitalize on it.
Will North Texas home prices drop more in 2026?
Forecasts for Texas generally predict cooling, not collapse. Analysts expect slower home-price growth, continued normalization of sales volumes, and a market that tracks local income and job trends instead of pandemic-era speculation.
In DFW specifically, steady population growth, diverse employment, and ongoing corporate relocations should support housing demand over the medium term, even as higher inventory and realistic pricing pressure overvalued segments of the market.
Translation: don’t wait for a crash that probably isn’t coming. Focus on finding value in the current market conditions.
The Questions Every North Texas Seller Is Asking
Should I sell now or wait until interest rates drop?
Let’s get real: waiting for rates to “go back to 3%” is fantasy thinking. Economic forecasts suggest mortgage rates may ease somewhat, but a return to pandemic-era lows is unlikely. Meanwhile, more homeowners will list as rates stabilize, meaning more competition later.
If you need to move for life reasons, job, family, financial change, it can still be an excellent time to sell, provided you:
- Price based on recent, local comparable sales (not what your neighbor sold for in 2021)
- Present your home in top condition with professional photography
- Offer terms that appeal to payment-sensitive buyers, like rate buydown credits or closing cost assistance
How do I price my home in this shifting market?
In a rebalancing market, accurate pricing is your most powerful marketing tool.
Successful sellers right now:
- Use up-to-date, hyper-local comps instead of relying on automated online estimates
- Adjust quickly when feedback and showing data indicate the price is too high
- Work with a local agent who understands North Texas micro-markets, not just metro-wide averages
Overpricing to “leave room to negotiate” backfires. You end up with extra days on market and eventually larger price reductions than if you’d priced correctly from day one.
How Smart Buyers Are Positioning Themselves
The buyers winning right now didn’t just wake up and decide to tour homes last Saturday. They’ve been preparing for months.
Here’s how savvy North Texas buyers are getting ahead:
1. Getting Fully Pre-Approved (Not Just Pre-Qualified)
A full underwritten pre-approval shows sellers you’re serious and able to close, making your offer stronger even when you negotiate on price or concessions.
2. Building Relationships With a Local Agent Before They Start Touring
An experienced North Texas agent connects you with quality lenders, identifies neighborhoods matching your payment comfort zone, and spots overpriced listings before you waste time.
3. Watching Days on Market and Price History Closely
Instead of chasing every new listing, strategic buyers focus on homes that have been sitting and showing reduction patterns, which often signal flexibility on price, repairs, or closing costs.
Want a custom list of North Texas homes fitting this “high leverage” profile? Homes with extended days on market, recent price cuts, and motivated sellers? Text me at 214-228-0003 and I’ll build you a tailored search.
Why Local North Texas Expertise Actually Matters
In a normal market, you might get by with generic online estimates or national call centers.
In a rebalancing market, localized expertise is the difference between overpaying and winning.
A North Texas-based agent studying Ellis County, Dallas County, Tarrant County, and surrounding markets daily can help you:
- Interpret neighborhood-level price trends instead of relying on broad metro averages
- Understand how new construction, school district changes, or employer moves affect specific areas
- Structure offers and listing strategies reflecting current buyer behavior, not last year’s headlines
Experience in both data-driven market analysis and on-the-ground negotiations turns broad national stories, like Zillow’s “record discounts”, into concrete opportunities in your specific ZIP code.
This Is Your Moment, If You’re Ready to Act
Here’s what I know: the market has finally rebalanced. After years of sellers holding all the cards, buyers now have legitimate negotiating power.
But, and this is critical, this window won’t last forever.
As rates stabilize and more buyers realize the opportunity, inventory will tighten again. The best deals are going to buyers who are prepared, strategic, and moving now.
Whether you’re:
- A buyer who’s been waiting for the “right time” to stop renting
- A homeowner wondering if you should sell before more listings hit the market
- An investor looking for where the best North Texas opportunities are hiding
The next step is simple: let’s have a no-pressure, data-backed conversation about your goals.
Text me at 214-228-0003 to request:
- A custom North Texas home-buyer strategy session
- A neighborhood-specific home-value and pricing analysis
- A personalized list of homes with recent price cuts and favorable terms
The market has shifted. The only question is: are you ready to take advantage of it?
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Bobby Franklin, REALTOR® | Legacy Realty Group – Leslie Majors Team | 214-228-0003 | northtexasmarketinsider.com
Disclaimer: All information is deemed reliable but not guaranteed and is subject to change based on evolving market conditions. This article is provided for informational purposes only and does not constitute legal, tax, or financial advice. Always consult appropriate licensed professionals for advice specific to your situation. Equal Housing Opportunity.
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