If you've been watching the North Dallas market and wondering whether things have really shifted, the answer is yes. The data from the last few months points to a market that has meaningfully changed from the frenzied pace of 2021 through 2023. That does not mean it's broken. It means it's adjusting, and knowing where it stands right now matters whether you're thinking about selling, buying, or just keeping tabs on the value of your home.
What the Numbers Show
Across Collin County, active inventory has climbed sharply. Listing counts are running well above historical norms, and median listing prices have softened year over year. In Frisco, median sale prices are tracking around $710,000, down roughly 6 percent from the same period last year. Days on market have stretched to around 70 days, which is a significant shift from the 10- to 20-day environment sellers were operating in during the peak years.
McKinney is seeing a similar pattern. Median prices are running close to $488,000, down about 1 percent year over year, with homes averaging around 54 days to go under contract. Plano is holding up somewhat better. Its resale-heavy supply and limited new construction give it a steadier floor than its neighbors to the north, where builder inventory is a real factor.
In Prosper and Celina, the story is largely about new construction competition. Builders are actively offering incentives, rate buydowns, and price adjustments to move standing inventory. That creates genuine opportunity for buyers and real pricing pressure for sellers competing against brand-new product.
The Rate Picture
The 30-year fixed rate is sitting at roughly 6.5 percent as of early June. Rates have been sticky in this range for several months. If you have been waiting for rates to drop before making a move, you should understand that waiting is itself a strategy with real costs, particularly if you are trying to move up. The longer you wait, the more your competition adjusts to the same environment and the advantages you think you will have may not materialize.
If You're Thinking About Selling
Sellers who price correctly for where the market is today are still transacting. The sellers who are struggling are the ones who priced for 2022 and are now watching days stack up while their negotiating position erodes. Buyers in a higher-inventory environment are patient. They have options and they are using them. If you want to sell, pricing strategy is the single most important decision you will make before you go live.
Pre-listing preparation also matters more in this environment. Homes that show well, price accurately, and market aggressively are standing out. Homes that cut corners on any of those three elements are sitting.
If You're Thinking About Buying
The good news for buyers is that you have more choices and more leverage than you have had in several years. In many cases, you can negotiate on price, ask for closing cost help, or request seller concessions on repairs. That was not possible during the peak market. Use that leverage thoughtfully.
The rate environment is real, but it should not paralyze you. If the home fits your life and the numbers work, buying now and refinancing when rates come down is a reasonable path for the right situation.
Looking Ahead Through Summer
Summer typically brings a seasonal slowdown in transaction volume as families get into school calendars and travel. This year, that seasonal pattern is sitting on top of an already adjusted market, which means sellers who plan to list should think seriously about getting ahead of the summer lull rather than chasing it.
If you have been thinking about selling, the window before the mid-summer slowdown is worth paying attention to. Buyers are active right now. That engagement cools in July.
Thinking about buying or selling in North Dallas?
Call or text Ronnie at 214-709-2073 or email ronnie@exclusivedfw.com.
