Dallas‑Fort Worth Real Estate Market Update: Price Cuts Surge & Pending Action Picks Up (Week of September 15‑21)

Market Snapshot – DFW

Quick Take

There’s a clear signal this week: price decreases are dominating. More than 11,000 listings saw price cuts versus about a thousand increasing their price. New listings remain strong, but many sellers who aren’t getting leads are likely trimming expectations. Pending and closed deals are holding reasonably well, though canceled and expired listings are also elevated, suggesting some overpricing or buyer hesitation. If you're buying, this is your moment; if you're selling, pricing well and condition matter more than ever.

Housing Market Activity in DFW This Week

• New Listings were robust at 7,503, showing sellers remain active.

• Price Decreases outpaced almost every other status with 11,184. That’s nearly 1.5 times more than listings going pending (4,891).

• Pending sales (4,891) and closings (4,540) are still healthy, though not keeping pace with the sheer volume of listings hitting the market.

• Canceled and Expired listings—together over 3,600—point to sellers pulling back or home views not converting.

• Back on Market count (1,158) suggests some deals are falling through or listings being relisted, maybe after failed inspections, financing issues, or buyer drop‑outs.

Key Real Estate Trends in DFW This Month

• Inventory is clearly rising, giving buyers more options and reducing urgency. Some neighborhoods are seeing homes stay on market longer, especially where pricing is aggressive.

• Prices are stabilizing or softening in many submarkets. Sellers trying to push higher comps are being nudged downward via price reductions. Fort Worth, for example, has shown some signs of cooling in certain zones.

• Seller leverage is slipping, particularly where homes are not in prime condition or in less in‑demand areas. Buyers are having more time to inspect, compare, negotiate.

• Buyer activity (pending deals, option contracts) is steady but cautious. Many are waiting for the right value rather than jumping in quickly.

• Submarket variation is more pronounced than usual: some areas still holding value well; others are adjusting more dramatically. Neighborhoods with strong schools, shorter commutes, or newer homes are seeing less price decline compared to older housing stock in farther suburbs.

Buyer and Seller Advice for DFW Real Estate

Buyer Takeaways

• Shop with patience but readiness. With many sellers reducing prices, good deals are out there — but inventory is also increasing, meaning competition may pick back up in the best‑areas.

• Get inspections and financing in order. Some contracts are getting canceled or listings going back on the market. Buyers who are organized stand a better chance.

• Negotiate beyond price. Sellers are more open to concessions: repairs, closing cost assistance, flexible move‑in dates, maybe even options on finishing touches.

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Seller Takeaways

• Price it right out of the gate. If your listing is above comparables, expect to see price reductions. Better to start conservatively than chase the market down.

• Make your home show well. Clean, updated, staged: small improvements might make the difference between a quick sale and multiple price drops.

• Monitor submarket performance. If your neighborhood is softening, don’t wait to adjust. If it's strong, capitalize on that.

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Should You Wait or Act?

• If you're a buyer, waiting might get you slightly better prices, but there’s risk: rates could go up, inventory could thin in preferred areas.

• If you’re a seller, acting now with realistic pricing and good presentation may yield a better result than holding off and hoping for a rebound.

Local Insights & Neighborhood Mentions

• Fort Worth is showing signs of moving toward a more balanced market. Inventory is up month‑over‑month, and some areas like the I‑35 West corridor are seeing price softness.

• In contrast, suburbs with high demand — especially those with strong school districts and amenities — are still holding value better. Buyers there are more selective but still paying near comp.

• Some listings in farther out suburbs are being withdrawn or sitting unsold longer—distance, commute, and condition are more heavily weighted now.

Frequently Asked Questions About the DFW Housing Market

• How fast are homes selling right now in DFW?
  Homes are taking longer than in past seller‑market spurts, especially in areas where pricing is ambitious. Buyers have more time to compare, inspect, negotiate, and contracts are sometimes falling through or being pulled back.
• Are home prices going to keep dropping?
  Most metrics suggest modest softening or stabilization in many DFW submarkets. Deep drops are unlikely in high‑demand areas, but weaker sectors (older homes, farther out suburbs) may continue seeing downward adjustments.
• Is this a buyer’s market yet?
  It’s not universally a buyer’s market yet—some neighborhoods still favor sellers. But overall balance is shifting: buyers are gaining more leverage, especially for well‑priced homes or those needing work.
• Should sellers hold off listing until market improves?
  Probably not. Waiting often means more time on market, more price cuts, or losing interest. Listing now with the right strategy is likely better than hoping for some unknown future uptick.
• What should buyers focus on in their search right now?
  Focus on neighborhoods where value is holding up: good schools, amenities, shorter commute times. Also, look for homes in good condition, or be ready to invest in updates. And be ready to move fast when the right one comes along.