If you priced your home the way sellers did eighteen months ago, you would probably be sitting on it right now. The North Dallas market has shifted, and pricing strategy has to shift with it. This is not a crash. It is a market that finally gives buyers a little room to breathe, and that changes how you have to think about your number.
Start with what is actually happening. Mortgage rates are hovering around 6.67 percent, which is near the high end of where they have been all year. When rates sit up there, buyer budgets tighten, and buyers get pickier. At the same time, inventory has climbed in a lot of our cities. In Frisco the median sale price is running around 690,000 with homes going in roughly 27 days, and the number of homes for sale is up close to 9 percent from a year ago. Plano is still tighter and leaning toward sellers with a median near 549,000. McKinney is closer to 505,000 with days on market drifting into the mid 40s. Prosper is a higher price point, around 850,000, but active listings there have jumped and homes are taking into the low 40s of days to sell. Celina has a wall of new construction competing with resale, which is pulling resale prices and timelines out.
The takeaway is simple. The homes that still sell fast are the ones priced to today, not to last spring.
Here are the three pricing mistakes I see most right now. First, sellers price off a neighbor's list price. That number is a wish, not a sale. What matters is what actually closed. Second, sellers pad the price to leave room to negotiate. In a slower market that just parks you above the buyers looking in your range, and you get skipped. Third, sellers forget about the builder incentive down the street. When a nearby builder is buying down a buyer's rate or throwing in upgrades, your resale home is competing with that offer whether you like it or not.
So how do you price it right the first time? Anchor to the last 60 to 90 days of solds in your immediate area, not to what things were doing a year ago. Then price inside the brackets buyers actually search. Someone shopping up to 700,000 will never see your home if you list at 715,000. Move it to 699,000 and you are suddenly in front of every one of them. Last, watch your first ten days closely. That window is when your listing is freshest and gets the most eyes. If the showings and online activity are light, the market is telling you the price is off, and it is far better to adjust early than to chase it down with cut after cut.
The reason this matters is leverage. Price it right and you pull more buyers in early, while your listing still has that new energy. That is when offers compete and you hold the stronger hand. Price it high and you spend the next two months slowly following the market down, usually landing below what you could have gotten if you had just been honest about the number on day one.
A shifting market is not a bad market. It is a market that rewards sellers who read it correctly. Get the price right, and North Dallas will still show up for your home.
Thinking about buying or selling in North Dallas? Call or text Ronnie at 214-709-2073 or email ronnie@exclusivedfw.com. Straight answers, no sales pitch.
Market data in this post is pulled from publicly available sources including Redfin, Realtor.com, Zillow, and mortgage rate trackers. Numbers are directional and not official MLS figures. For exact numbers on your specific home or neighborhood, contact Ronnie for a custom report.
