Short version: the frantic market of 2021 and 2022 is over. Prices are roughly flat, homes are taking noticeably longer to sell, and buyers have leverage they haven't had in years. None of that means it's a bad time to sell, but it does mean the strategy that worked in 2022 doesn't work now.
First, why every source gives you a different number
If you've been searching this, you've seen DFW median prices reported anywhere from $375,000 to $465,000. That's not one of them lying. It's that they're measuring different things:
- Different geography. "Dallas" the city, Dallas County, and the 13-county DFW metro are three different markets.
- Different property types. Some figures include condos and townhomes; some are single-family only.
- Different timing. Monthly data gets revised as late transactions close.
For the metro as a whole in mid-2026, most credible sources land somewhere in the $395,000 to $420,000 range for a median single-family home. Treat any single number as a rough anchor, not gospel.
Are prices up or down since the 2022 peak?
Essentially flat, with a soft patch in between.
DFW ran up dramatically through 2021 and 2022. Then rising mortgage rates cooled demand, and values across the metro softened, analysis from the UTA Real Estate Center put the 2025 decline at roughly 5% across much of North Texas. In 2026 things have steadied, with most reporting showing year-over-year movement between about −1% and +3% depending on the source and submarket.
What this means practically: if you bought before 2021, you almost certainly still have substantial equity. If you bought at the very top in 2022, you may be close to flat. Real estate is hyper-local, your specific street matters more than the metro average.
How long homes are taking to sell
This is the number that's actually changed, and it's the one sellers feel.
| Metric | 2026 | Compared to 2022 |
|---|---|---|
| Median days on market | ~48–60 days | Substantially longer |
| Months of supply | ~4–5 months | Up from under 2 |
| Active listings | ~30,000+ metro-wide | Well above pandemic lows |
| 30-year mortgage rate | Low-to-mid 6% range | Roughly double 2021 |
Those are days to get under contract. Add another 30 to 45 days for a financed buyer to actually close. Realistically, a traditional DFW sale in 2026 is a three-to-four month process from listing to funds in hand.
What's holding the market up
Two things, and they're durable.
People keep moving here. DFW is projected to add over a million residents by 2030. That's real, sustained housing demand.
We build. The metro issued roughly 52,000 building permits in 2025, leading the nation for the ninth straight year. That's why DFW hasn't seen the inventory crises that hit coastal markets, and it's a big reason prices haven't fallen further.
What this means if you're selling
If your house is in good shape
List it. But price it correctly from day one. In 2022 you could overprice and let the market catch up. In 2026, an overpriced listing sits, goes stale, and ends up selling for less than if it had been priced right initially.
If your house needs work
The math has shifted against you. With more inventory available, buyers can simply choose a move-in-ready house instead. Homes needing significant repairs sit longer and draw steeper concession requests. This is where a cash sale often nets out better than it would have in 2022.
If you're on a deadline
Build in more time than you think. A three-month listing window is now realistic rather than pessimistic.
The 2026 market rewards realistic pricing and honest condition assessment. It punishes wishful thinking.
Should you wait for prices to recover?
Nobody can answer that honestly, and be skeptical of anyone who claims otherwise. Forecasts for the rest of 2026 range from modest declines to 2–4% appreciation.
What we'd say instead: waiting has a cost. Twelve more months of mortgage, taxes, insurance, and maintenance is real money, and if the house is deteriorating, you may be losing ground faster than the market gains it.
The better question usually isn't "will prices go up?" It's "what does my situation actually need, and what does waiting cost me?"
Sources
Figures compiled August 2026 from Homes.com DFW market reporting, Opendoor DFW market analysis, the UTA Real Estate Center, the Texas Real Estate Research Center at Texas A&M, and U.S. Census Bureau building permit data. Sources differ in geography and methodology; ranges reflect that spread. Market data changes, verify current figures before making a decision. This article is general information, not investment, legal, or tax advice.