DFW Housing Market – Week of July 28, 2025
Market Snapshot
During the week of July 21–27, 2025, the Dallas–Fort Worth housing market showed steady activity, with 3,883 new listings added and 2,547 properties entering pending status—a strong sign that demand remains robust. A high number of price decreases (6,364) suggests sellers are adjusting expectations in response to competition. Meanwhile, 2,468 homes closed, reinforcing solid throughput in the market.
Weekly Activity Breakdown
New Inventory & Relists
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New Listings: 3,883 new properties came on the market—continuing the trend of healthy supply.
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Back on Market: With 646 listings re‑entering the market, it appears some sellers are re‑positioning or are still actively trying to find the right buyer.
Pricing Dynamics
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Price Decreases: 6,364 homes had price reductions—this includes standard markdowns and strategic adjustments. That’s nearly double the count of new listings, signaling that many sellers are reacting to market pace or buyer feedback.
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Price Increases: A smaller group—348 listings—saw price increases, likely tied to newly renovated homes or rare highly desirable segments.
Status & Contracts
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Active Option Contracts: 1,668 homes with active option contracts (typically short-term contingencies) are under initial agreement.
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Active Contingent: 358 listings remain under contingent contracts, awaiting fulfillment of conditions.
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Pending: 2,547 homes moved from active status into pending—nearing final sale.
Inventory and Closures
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Active KO (Kickout): 93 listings are under kickout contingencies, meaning buyers have contractual contingencies that need resolution.
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Closed Sales: 2,468 transactions closed, keeping the wheels turning for both buyers and sellers.
Off‑Market Movement & Cancellations
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Expired Listings: 329 properties failed to sell and expired.
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Canceled: 1,160 listings were canceled or withdrawn—some possibly relisted under different agents or price points.
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Withdrawn: 75 properties were voluntarily removed from the market, possibly for personal reasons or re‑evaluation.
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Hold: 361 listings are on indefinite hold, often due to legal or personal constraints.
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Coming Soon: 308 homes were flagged as “coming soon,” generating early interest before official listing.
Trend Insights
Seller Behavior & Marketplace Pressures
The sheer volume of 6,364 price decreases compared to 3,883 new listings suggests a shift: many sellers are actively competing for buyer attention and resetting pricing expectations. This is especially true in neighborhoods with growing supply or slower demand. Meanwhile, 348 price increases are limited and reflect unique listings with upgrades or in extremely desirable areas.
Buyer Activity & Demand Signals
With 2,547 pending contracts and 1,668 option-pending status, buyer interest remains solid. These nearly match closed sales (2,468), showing a healthy turnover. However, the modest number of kick‑outs (93) and contingencies (358) indicates that many buyers are able to move forward without disruptive negotiations—an encouraging sign for momentum.
Inventory Dynamics & Sellers Cycling
The number of expired (329), canceled (1,160), and withdrawn (75) listings shows that a significant portion of inventory never made it to closing. That turnover can create opportunities for both agents and buyers to re‑engage in price negotiations or re‑marketing.
Coming Soon Listings
With 308 homes in the “coming soon” stage, sellers are banking on generating early interest and building momentum—sometimes capturing strong offers before the full MLS entry.
What It Means for Buyers and Sellers
For Buyers
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Bargaining Power Exists: With so many listings reducing price, buyers have negotiating leverage—especially in areas with heavier inventory.
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Move Quickly on Quality Listings: Homes that receive price increases or go pending quickly often represent strong value or location. Stay alert to new listings and coming‑soon previews.
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Watch Contingencies & Kickouts: Option and contingent offers dominate the market—learn how they affect timelines and potential delays. Kickouts can open a home back to market quickly if the primary buyer’s contingency fails.
➡️ Ready to navigate the market with confidence? Explore our FREE Buyer Blueprint to unlock expert strategies for purchasing smart in today’s DFW market.
For Sellers
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Price Smart from the Start: Given how many listings drop price mid‑list, setting a competitive price initially helps maintain buyer interest and avoid prolonged listing periods.
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Strategic Use of “Coming Soon”: Listing early can help build hype, but make sure timing and marketing are tight—there’s a risk of being stale before hitting the full market.
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Re‑evaluate Unsuccessful Listings: Listings that expired or were canceled (over 1,600 combined) may succeed if relisted with better pricing or refreshed visuals.
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Prepare for Showings Fast: With high pending activity, turnaround times are short. Be ready to show or negotiate quickly to convert interest into offers.
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Summary Takeaways
The DFW market during the week of July 21‑27, 2025 exhibited strong demand balanced by active seller adjustments: nearly double the new listings opted for price cuts rather than increases. Buyers remain engaged, often moving quickly from pending to closed within weeks. Meanwhile, sellers are responding by recalibrating pricing and exploring pre‑market strategies.
Whether you're buying or selling, now is a moment to act intentionally: buyers, capitalize on the leverage of price reductions; sellers, price sharply from the outset and be flexible—but only where it makes sense.
