November 2026 North Texas Housing Market Update: Collin, Denton & Grayson Counties

Fewer competing listings aren't necessarily giving sellers stronger pricing power.

Active listings declined from 2,304 to 2,257, while pending sales increased slightly from 282 to 290.

But average days on market increased from 47 to 54, and the list-to-sale ratio fell from 95.2% to 93.8%.

Pending sales also remain 39.6% below last year's levels.

The important distinction is that fewer available homes don't automatically translate into stronger offers.

Imagine a seller who lists at $525,000 because a similar property sold near that price earlier in the year.

If today's buyers have several comparable homes with better updates, lower maintenance needs, or more attractive financing options, that earlier sale may not justify the same asking price.

The declining list-to-sale ratio suggests October's completed transactions closed farther below their final asking prices than September's did.

But it doesn't reveal whether sellers reduced prices before receiving offers or provided concessions elsewhere in the contract.

For someone preparing to sell, both the original and final asking prices of comparable properties deserve attention.

What to watch: Whether sellers continue accepting lower percentages of their final asking prices, particularly on properties that have already experienced price reductions.

The challenge here isn't an oversupply of homes. It's the decline in buyer commitments.

Active listings decreased by 61 from September, and inventory edged down from 5.2 to 5.0 months.

But pending sales fell 11.1% month over month and 42.4% year over year.

Days on market also increased from 48 to 53.

That combination raises an important question for sellers.

If fewer homes are available, why aren't more buyers committing?

The figures don't establish a single explanation. Buyers may be comparing monthly payments, property condition, location, or alternative homes in nearby communities.

But they do tell us that reduced competition alone hasn't strengthened activity.

This is where showing feedback and current competing listings can become useful.

A home receiving plenty of showings but no offers may face a different problem from one receiving very little interest at all.

The right response depends on understanding which situation applies.

What to watch: Whether reduced inventory eventually helps stabilize pending sales or whether the smaller buyer pool continues to outweigh the benefit of fewer competing listings.

The luxury homes that sold moved faster, even though overall buyer activity remains weak.

Pending sales were nearly unchanged from September, moving from 94 to 93.

But compared with October 2025, pending sales are down 52.8%—the steepest annual decline among Collin County's four price ranges.

Meanwhile, days on market improved from 52 to 44, and inventory declined from 6.7 to 6.5 months.

Does that mean luxury homes are becoming easier to sell?

Not necessarily.

Days on market reflects the properties that successfully closed, not the homes still waiting for buyers.

At higher price points, differences in lot size, architecture, floor plan, updates, and location can be substantial.

Two homes listed at $1 million may appeal to very different buyers.

For a seller, a broad luxury-market average may be less informative than examining the handful of properties that compete directly with theirs.

And for buyers, weak overall pending activity doesn't guarantee a desirable property will remain available.

What to watch: Whether pending sales begin improving—not just whether the smaller group of homes that close continues selling relatively quickly.

Buyer activity improved slightly, but sellers also gained more competition.

Pending sales increased from 224 to 233, a 4.0% monthly improvement.

At the same time, active listings rose from 1,908 to 1,944, and inventory increased from 4.8 to 5.0 months.

Closed sales declined from 283 to 264.

For someone shopping in this range, the growing supply may create additional opportunities to compare homes.

But the comparison shouldn't stop at the asking price.

This is especially relevant where resale properties compete with new construction.

A builder offering closing-cost assistance or an interest-rate incentive may change the buyer's upfront expenses or monthly payment.

On the other hand, an established resale property may offer completed landscaping, window treatments, improvements, or neighborhood characteristics that would represent additional expenses or trade-offs elsewhere.

Estimated property taxes, insurance, warranty coverage, maintenance, and financing terms also deserve consideration.

A buyer comparing two $475,000 homes may find that their actual ownership costs are quite different.

For sellers, knowing what competing properties offer is essential before deciding whether a price adjustment or another concession makes sense.

What to watch: Whether the increase in available homes leads to more price reductions or incentives, especially in areas with substantial new-construction competition.

The concern in this segment is slowing demand without an increase in available supply.

Active listings remained unchanged at 939.

But pending sales declined from 110 to 94, and closed sales fell from 122 to 107.

Days on market increased from 46 to 53.

Year over year, completed sales are down 31.0%, while marketing times are up 35.9%.

That combination deserves attention from homeowners who need to sell within a particular timeframe.

When fewer buyers are making commitments and homes are taking longer to sell, coordinating a sale with another purchase can become more complicated.

Financing arrangements, contract contingencies, moving schedules, and the possibility of carrying two properties may all need closer consideration.

This doesn't mean every seller should expect a lengthy marketing period.

But it does mean relying on how quickly a neighbor sold earlier in the year could create unrealistic timing expectations.

What to watch: Whether pending activity rebounds or whether sellers begin making more price and term adjustments to attract buyers.

Pending sales are improving, even though completed transactions declined sharply.

Pending sales increased from 91 to 96, while closed sales fell from 134 to 102.

That's a 5.5% increase in contracts compared with September, but a 23.9% decrease in closings.

Meanwhile, active listings declined by 58, inventory fell from 6.5 to 6.2 months, and average days on market improved from 46 to 41.

Those figures offer a somewhat different picture from Denton's $600,000–$799,999 segment.

Although annual buyer activity remains weaker, October brought slightly more contracts, less available inventory, and shorter marketing times among completed transactions.

For buyers, this is a reminder that slower countywide sales don't necessarily mean a well-positioned home will sit indefinitely.

For sellers, studying recently pending properties may be particularly useful because they reflect buyer decisions made more recently than the contracts represented by closed sales.

What to watch: Whether the increase in pending sales continues and begins to support a higher number of closings.

Fewer transactions are closing, but the homes that sell are moving faster and closer to asking price.

Closed sales declined from 50 in September to 37 in October.

Pending sales also slipped slightly, from 37 to 35.

Yet average days on market fell from 62 to 41, while the list-to-sale ratio improved from 91.6% to 93.8%.

Inventory remains elevated at 7.0 months.

This is very different from the neighboring under-$250,000 segment.

Here, fewer properties are closing, but those that did close performed better on two important measures.

Does that mean sellers are gaining negotiating power?

Not necessarily.

With only 37 closings, the characteristics of individual properties can have a noticeable influence on the averages.

For a homeowner considering selling, the next step would be to look closely at the properties that successfully closed.

Were they priced competitively from the beginning? Did they have newer major systems, better layouts, or more desirable locations?

Understanding what distinguished those homes from the remaining inventory may be more useful than the countywide average alone.

What to watch: Whether shorter marketing times and stronger sale-price performance continue as more transactions occur.

This price range had the strongest list-to-sale ratio in the entire three-county report—but there's an important limitation.

The ratio increased from 92.7% in September to 97.3% in October.

Average days on market also dropped from 66 to 43.

Those are substantial changes among completed sales.

Yet pending activity remained unchanged at just 23 contracts, and pending sales are still down 37.8% year over year.

Inventory stands at 7.2 months.

So although October's closed transactions performed well, there isn't enough evidence to conclude that the broader market has suddenly shifted in sellers' favor.

This is where original asking prices become especially important.

A home selling at 97% of its final list price may have been reduced several times before attracting an offer.

Without examining that listing history, the percentage alone tells only part of the story.

For buyers and sellers alike, this segment is a reminder that a strong-looking average can coexist with a relatively limited number of transactions.

What to watch: Whether the stronger list-to-sale performance continues, particularly among homes that have not needed previous price reductions.

Buyer activity improved, but nearly twelve months of inventory remains the defining challenge.

Pending sales increased from 22 to 29, and closed sales rose from 27 to 30.

That's encouraging after months of elevated inventory.

But the amount of supply has barely changed.

Months of inventory increased from 11.7 to 11.8, while average days on market rose from 70 to 89.

The list-to-sale ratio also declined from 95.7% to 92.5%.

So more buyers entered contracts during October, but that improvement hasn't yet reduced the substantial amount of inventory.

This matters particularly for properties with acreage, custom construction, workshops, outbuildings, or other specialized features.

A property may be highly desirable to the right buyer while appealing to a relatively limited pool of people searching in that location and price range.

For sellers, understanding that buyer pool and competing properties becomes especially important.

For buyers, elevated inventory may create opportunities to negotiate, but acreage and specialized properties can introduce additional considerations.

Access, utilities, land use, maintenance, property improvements, and potential restrictions may all affect long-term suitability and cost.

What to watch: Whether the increase in pending activity continues long enough to meaningfully reduce inventory, or whether the market remains near a year's supply.