# The state of the Dallas-Fort Worth area market By Opendoor Team | 2023-06-26 **The Dallas-Fort Worth housing market** remains one of the most closely watched real estate markets in the country — and for good reason. As of May 2026, the DFW metro area median home price sits at [$395,000, up 2.6% year-over-year](https://www.zillow.com/home-values/38128/dallas-fort-worth-tx/), making it the fourth consecutive year of price growth despite shifting interest rate conditions. Whether you're tracking Dallas home prices in 2026 to time a purchase or evaluating whether it's the right moment to list, this guide breaks down every data point you need — from city-level pricing to expert forecasts for the DFW real estate market in 2026 and beyond. > **Key DFW Market Stats at a Glance (May 2026)** > > | Metric | DFW Metro | > |---|---| > | **Median Home Price** | $395,000 | > | **Year-Over-Year Price Change** | +2.6% | > | **Average Days on Market** | 38 | > | **Months of Supply** | 3.2 | > | **Median List-to-Sale Price Ratio** | 97.5% | > | **Median Price Per Square Foot** | $198 | > > *Sources: \[Zillow Home Value Index\](https://www.zillow.com/home-values/38128/dallas-fort-worth-tx/), \[Redfin Market Data\](https://www.redfin.com/city/30794/TX/Dallas/housing-market), \[Texas Real Estate Research Center\](https://www.recenter.tamu.edu/)* [Get your offer](#) ## DFW Housing Market Overview: Where Things Stand in 2026 The Dallas-Fort Worth real estate market entered 2026 in a state of cautious momentum. After navigating the mortgage rate volatility of 2023–2024 and a stabilization period through most of 2025, the metro is now showing signs of renewed buyer activity paired with measured price appreciation. Several factors define the current landscape. Inventory has loosened compared to the ultra-tight conditions of 2021–2022, with [months of supply reaching 3.2](https://www.recenter.tamu.edu/) — still below the 5–6 months that typically signals a balanced market, but a meaningful shift from the sub-2 months that defined the pandemic-era frenzy. For context, understanding [why days on market matter](https://www.opendoor.com/articles/why-days-on-market-matter) helps explain how this metric shapes pricing strategy on both sides of a transaction. Mortgage rates have settled into the low-to-mid 6% range as of spring 2026, according to [Freddie Mac's Primary Mortgage Market Survey](https://www.freddiemac.com/pmms). While not the sub-3% rates that fueled the 2020–2021 boom, this plateau has given buyers enough predictability to re-enter the market — particularly in DFW, where job growth continues to outpace the national average. ### Key Market Indicators at a Glance | **Indicator** | **Q1 2025** | **Q1 2026** | **Change** | | Median Home Price (DFW Metro) | $385,000 | $395,000 | +2.6% | | Median Home Price (Dallas) | $410,000 | $420,000 | +2.4% | | Median Home Price (Fort Worth) | $338,000 | $348,000 | +3.0% | | Average Days on Market | 42 | 38 | -4 days | | Active Listings | 28,400 | 26,800 | -5.6% | | Months of Supply | 3.5 | 3.2 | -0.3 | | List-to-Sale Price Ratio | 96.8% | 97.5% | +0.7 pts | *Sources: \[North Texas Real Estate Information Systems (NTREIS)\](https://www.ntreis.net/), \[Redfin DFW Market Tracker\](https://www.redfin.com/city/30794/TX/Dallas/housing-market)* The tightening of active listings heading into 2026 is worth noting. After new listing volumes surged in late 2024, the pace slowed through the first quarter of this year, creating renewed competition in the most desirable price tiers — particularly in the $300,000–$450,000 range where first-time and move-up buyers overlap. ## Dallas Home Prices in 2025–2026: What the Data Shows The median home price in Dallas as of May 2026 is [$420,000, representing a 2.4% increase year-over-year](https://www.redfin.com/city/30794/TX/Dallas/housing-market) and a significant recovery from the flat growth period of late 2023 through early 2024. Dallas home prices in 2026 reflect a market that has found its footing after the correction fears that dominated headlines two years ago. ### Current Dallas Median Home Price As of the most recent data available, here's where Dallas proper stands: - **Median sale price:** $420,000 ([Redfin, May 2026](https://www.redfin.com/city/30794/TX/Dallas/housing-market)) - **Median price per square foot:** $215 - **Average days on market:** 34 - **Sale-to-list price ratio:** 98.1% - **Homes sold above asking:** 31% of transactions These numbers position Dallas as a moderately competitive market — not the bidding-war environment of 2021–2022, but far from the buyer-dominated conditions some analysts predicted. If you're curious about how sale prices relate to assessed values, here's a guide to [determining your home's fair market value](https://www.opendoor.com/articles/fair-market-value-of-a-home-what-it-means-and-how-to-find-it). ### Dallas Home Price Trends (2023–2026 Forecast) | **Year** | **Median Home Price (Dallas)** | **YoY Change** | | 2023 | $389,000 | -2.1% | | 2024 | $395,000 | +1.5% | | 2025 | $410,000 | +3.8% | | 2026 (YTD / Projected) | $420,000–$430,000 | +2.4% to +4.9% | *Sources: \[Zillow Home Value Forecast\](https://www.zillow.com/home-values/38128/dallas-fort-worth-tx/), \[Realtor.com Housing Forecast 2026\](https://www.realtor.com/research/2026-national-housing-forecast/), \[NTREIS\](https://www.ntreis.net/)* The trajectory is clear: after a brief dip in 2023 driven by rate shock, Dallas prices have climbed steadily. Zillow's [Home Value Forecast](https://www.zillow.com/home-values/38128/dallas-fort-worth-tx/) projects Dallas proper to finish 2026 with a median between $425,000 and $430,000, while [Realtor.com's 2026 outlook](https://www.realtor.com/research/2026-national-housing-forecast/) is slightly more conservative at $422,000. ### What's Driving Dallas Home Prices Several forces are converging to sustain price growth in Dallas heading through 2026: - **Corporate relocations and job creation:** Dallas continues to attract major employers. The headquarters relocations of Toyota, Goldman Sachs, Caterpillar, and most recently, several fintech firms have created a sustained demand pipeline of high-income buyers. The [Dallas Regional Chamber](https://www.dallaschamber.org/) reported over 24,000 net new jobs in the metro during Q4 2025 alone. - **Population inflows:** Texas Demographic Center data shows DFW added approximately [152,000 new residents in 2025](https://demographics.texas.gov/), making it the fastest-growing metro in the U.S. for the fifth year running. Many are relocating from higher-cost markets in California, New York, and Illinois. - **Constrained resale inventory:** While new construction has helped, resale inventory remains tight as homeowners with sub-4% mortgages are reluctant to sell — the so-called "lock-in effect." This limits supply in established neighborhoods, propping up prices. Understanding the [factors that influence home value](https://www.opendoor.com/articles/factors-that-influence-home-value) can help both buyers and sellers navigate this environment. - **Interest rate stabilization:** The shift from rate volatility to a more predictable 6.0%–6.5% range has unlocked pent-up demand from buyers who were waiting on the sidelines. ## Fort Worth Home Prices and Market Trends While the Dallas-Fort Worth area is often discussed as a single metro, Fort Worth has its own distinct pricing dynamics — and for many buyers, it represents the best value proposition in North Texas. ### Fort Worth Median Home Price and Year-Over-Year Changes The median home price in Fort Worth as of May 2026 is [$348,000](https://www.redfin.com/city/26508/TX/Fort-Worth/housing-market), up 3.0% year-over-year. That growth rate actually outpaces Dallas proper, reflecting Fort Worth's rising appeal among buyers priced out of Dallas and its northern suburbs. Key Fort Worth metrics: - **Median sale price:** $348,000 - **Median price per square foot:** $178 - **Average days on market:** 41 - **Sale-to-list price ratio:** 97.1% - **Months of supply:** 3.4 *Source: \[Redfin Fort Worth Housing Market\](https://www.redfin.com/city/26508/TX/Fort-Worth/housing-market)* ### How Fort Worth Compares to Dallas The price gap between Dallas and Fort Worth remains one of the most significant dynamics in the DFW market: | **Metric** | **Dallas** | **Fort Worth** | **Difference** | | Median Home Price | $420,000 | $348,000 | $72,000 (17.1% less) | | Price Per Sq Ft | $215 | $178 | $37 (17.2% less) | | Avg Days on Market | 34 | 41 | +7 days | | Months of Supply | 3.0 | 3.4 | +0.4 months | For buyers weighing affordability, Fort Worth delivers roughly 17% more purchasing power compared to Dallas. This delta has widened slightly over the past two years as Dallas prices have appreciated faster in absolute dollar terms. If you're evaluating what you can afford, this guide on [how much it costs to buy a house](https://www.opendoor.com/articles/how-much-does-it-cost-to-buy-a-house) breaks down the full picture beyond just the sale price. ### Top Fort Worth Neighborhoods by Price Range - **Luxury ($600K+):** Southlake-adjacent areas, Rivercrest, Westover Hills, Montserrat - **Mid-range ($350K–$600K):** Alliance/North Fort Worth, Keller, Benbrook, Cultural District - **Entry-level ($220K–$350K):** South Fort Worth, Haltom City, Crowley, White Settlement, Saginaw Fort Worth's South and Southeast corridors continue to offer the most affordable entry points in the DFW metro, with several zip codes (76119, 76104, 76110) recording median prices below $275,000 as of [Q1 2026 MLS data](https://www.ntreis.net/). ## DFW Median Home Price by City (2025–2026) One of the defining features of the Dallas-Fort Worth metroplex is its pricing diversity. The DFW median home price in 2026 varies dramatically depending on where you look — from $265,000 in Grand Prairie to over $650,000 in Frisco. The table below provides a city-by-city comparison across the metro's largest markets. | **City** | **Median Price (2025)** | **Median Price (2026 YTD)** | **YoY Change** | **Avg DOM** | | **Dallas** | $410,000 | $420,000 | +2.4% | 34 | | **Fort Worth** | $338,000 | $348,000 | +3.0% | 41 | | **Arlington** | $310,000 | $318,000 | +2.6% | 39 | | **Plano** | $485,000 | $498,000 | +2.7% | 30 | | **Frisco** | $625,000 | $652,000 | +4.3% | 28 | | **McKinney** | $465,000 | $478,000 | +2.8% | 33 | | **Denton** | $375,000 | $385,000 | +2.7% | 36 | | **Irving** | $365,000 | $372,000 | +1.9% | 40 | | **Grand Prairie** | $258,000 | $265,000 | +2.7% | 43 | | **Garland** | $305,000 | $312,000 | +2.3% | 37 | *Sources: \[Zillow Home Values by City\](https://www.zillow.com/home-values/), \[NTREIS Market Statistics\](https://www.ntreis.net/), \[Redfin City-Level Data\](https://www.redfin.com/)* **Key takeaways from the data:** - **Frisco leads in appreciation** at +4.3% YoY, driven by continued corporate campus development (notably the PGA of America headquarters corridor), top-rated schools, and strong demand from relocating families. - **Grand Prairie and Arlington** remain the most affordable major cities in the metro, offering entry points under $320,000 — a crucial threshold for first-time buyers. Here's a guide to [how much to save for a down payment](https://www.opendoor.com/articles/how-much-to-save-for-house) if you're in the early planning stages. - **Plano and McKinney** occupy the upper-middle tier, appealing to move-up buyers and families seeking established suburban infrastructure. - **Irving** has the slowest appreciation at +1.9%, though its proximity to DFW Airport and the Las Colinas business district keeps it competitive with investors and professionals. > **Developer note:** Implement \`Table\` or \`Dataset\` schema markup on the city comparison table above for enhanced SERP presentation. ## DFW Housing Market Forecast: What Experts Predict for 2026 The DFW real estate market in 2026 is the subject of broad consensus among forecasters: moderate growth, not a correction. But the drivers behind that growth — and the risks that could disrupt it — are worth examining in detail. ### Population Growth and Job Market Impact The DFW metroplex added more residents than any other U.S. metro area in 2025, according to [U.S. Census Bureau estimates](https://www.census.gov/programs-surveys/popest.html). That trend is projected to continue through 2026 and beyond, with the [Texas Demographic Center](https://demographics.texas.gov/) forecasting the metro to surpass 8.5 million residents by 2028. This population engine is fueled overwhelmingly by employment: - **Texas Workforce Commission** data shows DFW's unemployment rate at [3.4% as of March 2026](https://www.twc.texas.gov/), well below the national average of 4.1%. - Major 2025–2026 corporate announcements include expansions from Charles Schwab (Westlake), Deloitte (Frisco), and multiple semiconductor firms along the I-35 corridor. - The [Dallas Fed's Texas Employment Forecast](https://www.dallasfed.org/) projects 2.8% job growth for the DFW metro in 2026 — roughly double the national rate. The implication for housing is straightforward: sustained demand from a growing, well-employed population base that needs places to live. ### Interest Rates and Mortgage Affordability Mortgage rates are the wildcard in any 2026 housing forecast. As of May 2026, the 30-year fixed rate sits at approximately [6.25% according to Freddie Mac](https://www.freddiemac.com/pmms). Most forecasters expect rates to remain in the 5.75%–6.50% band through year-end: - **Mortgage Bankers Association** projects a year-end 2026 rate of [5.9%](https://www.mba.org/news-and-research/forecasts-and-commentary) - **NAR Chief Economist Lawrence Yun** has indicated rates in the [low 6% range](https://www.nar.realtor/research-and-statistics) are the most probable scenario absent a major economic shock - **Fannie Mae's Economic & Strategic Research Group** forecasts [6.1% for Q4 2026](https://www.fanniemae.com/research-and-insights) For DFW buyers, the affordability math has improved slightly from the 2023–2024 peak pain point, but remains stretched at the metro's median price. A $395,000 home with 10% down at 6.25% produces a monthly principal-and-interest payment of approximately $2,190 — requiring a household income of roughly $105,000 at a 28% front-end debt-to-income ratio. DFW's [median household income of $82,000](https://www.census.gov/quickfacts/) means many buyers are still relying on dual incomes or making affordability-driven compromises on location or size. ### New Construction and Housing Supply New home construction is a defining feature of the DFW market and a key reason why the region hasn't seen the inventory crises that plague coastal markets. According to the [U.S. Census Bureau Building Permits Survey](https://www.census.gov/construction/bps/), the DFW metro issued approximately 52,000 single-family and multifamily permits in 2025 — leading the nation for the ninth consecutive year. However, builders have become more disciplined: - **Single-family starts** moderated by about 6% in early 2026 compared to the same period in 2025, as builders responded to higher input costs and a slight softening in absorption rates for homes priced above $500,000. - **Build-to-rent communities** continue to proliferate in outer-ring suburbs like Celina, Anna, and Forney, adding rental supply that indirectly impacts the for-sale market. - **Lot availability** is tightening in established corridors (Frisco, McKinney, Southlake), pushing new development further north and east — a trend that benefits Denton County and Collin County price appreciation. **What the experts are saying in summary:** | **Source** | **2026 DFW Price Forecast** | **Key Factor Cited** | | [Zillow](https://www.zillow.com/home-values/38128/dallas-fort-worth-tx/) | +2.5% to +3.5% | Population growth, tight resale inventory | | [Realtor.com](https://www.realtor.com/research/2026-national-housing-forecast/) | +1.8% to +2.8% | Rate sensitivity, new construction offset | | [Texas A&M Real Estate Center](https://www.recenter.tamu.edu/) | +2.0% to +3.0% | Job market, in-migration from other states | | [NAR](https://www.nar.realtor/research-and-statistics) | +2.2% | Inventory constraints, wage growth | The consensus: DFW home prices will grow in the low-to-mid single digits in 2026 — meaningful appreciation, but nothing approaching the double-digit surges of 2021. ## Is It a Good Time to Buy or Sell in DFW? This is the question at the heart of every DFW housing market search. The honest answer depends entirely on your situation — but the data can help frame the decision. ### For Buyers: What to Know Right Now The 2026 DFW market offers buyers a few notable advantages compared to the past several years: - **More inventory to choose from.** While still a seller-leaning market, the 3.2 months of supply is a significant improvement from the 1.3 months of early 2022. Buyers have more negotiating room, especially on homes that have been on the market for 30+ days. - **Price growth has moderated.** At 2.6% YoY, appreciation is manageable — unlike the 15%+ annual jumps that made 2021–2022 feel like a moving target. Waiting another year is unlikely to save money if prices continue climbing, but the urgency is lower. - **Concession opportunities exist.** Sellers are more willing to offer [seller concessions](https://www.opendoor.com/articles/what-are-seller-concessions) — including closing cost credits and rate buydowns — particularly in the $350K–$500K range. - **New construction incentives.** Builders in DFW are actively competing for buyers with rate buydowns, design upgrades, and closing cost assistance. **The catch:** Affordability is still the primary obstacle. If rates do drop into the high 5% range as some forecasters predict, expect a surge of sidelined buyers to re-enter the market, which could push prices up faster. Timing the market perfectly is rarely possible — understanding [how long it takes to buy a house](https://www.opendoor.com/articles/briefs/how-long-does-it-take-to-buy-a-house) can help you plan a realistic timeline. ### For Sellers: Pricing Power and Market Timing DFW sellers in 2026 have reason for measured optimism: - **Homes priced correctly are selling.** The median 38 days on market is healthy, and properties priced at or slightly below market value are often receiving multiple offers within two weeks — particularly in Dallas, Plano, and Frisco. - **List-to-sale ratio of 97.5%** means sellers are capturing nearly their full asking price on average. In the hottest sub-markets, that figure exceeds 100%. - **The spring-summer window is open.** Historically, [the best time to sell a house](https://www.opendoor.com/articles/best-time-to-sell-a-house) in DFW is April through July, when buyer activity peaks. If you're considering listing, the data supports acting sooner rather than later. - **Low existing mortgage rates can be a selling point.** If you're one of the many DFW homeowners sitting on a sub-4% rate, an assumable mortgage — where permitted — can be a powerful differentiator in your listing. **Want to know what your DFW home might be worth?** Getting an accurate estimate is the first step in evaluating your options. Here's how to find out [what your home is worth](https://www.opendoor.com/articles/whats-your-home-worth-take-these-steps-to-find-out), or you can [request a no-obligation cash offer from Opendoor](https://www.opendoor.com/articles/sell-your-house-for-fast-cash-with-Opendoor) for your DFW home to see a competitive starting point. If you're weighing the traditional route against alternatives, understanding [how Opendoor compares to a traditional home sale](https://www.opendoor.com/articles/how-selling-to-opendoor-compares-to-a-traditional-home-sale) can help clarify the trade-offs in time, certainty, and cost. And be sure to budget for [the full cost of selling a house](https://www.opendoor.com/articles/how-much-does-it-cost-to-sell-a-house) — including agent commissions, repairs, and closing fees — before setting your target net number. ## DFW Neighborhoods and Sub-Markets to Watch The DFW metroplex spans 13 counties and hundreds of distinct neighborhoods. Here are the sub-markets generating the most attention from buyers, investors, and developers in 2026. ### North Dallas and Plano North Dallas — particularly the Preston Hollow, Lake Highlands, and Far North Dallas corridors — continues to attract buyers seeking proximity to major employment centers with mature neighborhood infrastructure. Plano's median of $498,000 reflects its status as one of the metro's most established suburbs, anchored by the Legacy West and Granite Park corporate campuses. **What to watch:** The Dallas North Tollway corridor between Plano and Frisco is one of the most active commercial and residential development zones in the country. As major employers like Toyota and JPMorgan Chase continue expanding their North Texas footprints, housing demand in this corridor shows no signs of softening. ### Frisco and McKinney Frisco has evolved from a bedroom community to a destination in its own right. The PGA of America headquarters, a new Universal Studios theme park under development, and consistent recognition as one of the nation's best places to live have pushed its median price to $652,000 — the highest among major DFW cities. McKinney offers a slightly more accessible alternative at $478,000, with a historic downtown that draws families and remote workers seeking character and walkability. Both cities are seeing strong demand for homes priced between $400,000 and $600,000. ### Arlington and Mid-Cities Arlington ($318,000 median) remains one of the best value plays in DFW — centrally located between Dallas and Fort Worth, home to AT&T Stadium and Globe Life Field, and served by improving infrastructure. The Mid-Cities corridor (Hurst, Euless, Bedford) offers a similar value proposition with excellent school options and easy DFW Airport access. For buyers looking to stretch their dollars, these areas deliver significantly more square footage per dollar than anything north of I-635. If you're preparing to make an offer, understanding [how to determine what to offer on a house](https://www.opendoor.com/articles/how-to-determine-what-to-offer-on-a-house) is essential in these competitive but affordable pockets. ### Denton and Southern Denton County Denton's dual university presence (UNT and TWU), vibrant downtown square, and relative affordability ($385,000 median) make it one of the metro's fastest-evolving markets. Southern Denton County communities like Argyle, Lantana, and Harvest are attracting families priced out of Frisco and Flower Mound. **Key trend:** The extension of DART rail service and ongoing I-35 improvements are improving Denton County's connectivity to Dallas employment centers, a long-term tailwind for property values. Here's a deeper look at the [factors that influence home value](https://www.opendoor.com/articles/factors-that-influence-home-value) to understand why infrastructure matters. [Get your offer](#) ## Frequently Asked Questions About the DFW Housing Market ### What is the median home price in Dallas-Fort Worth in 2026? The median home price across the DFW metro area is approximately $395,000 as of May 2026, according to [Zillow](https://www.zillow.com/home-values/38128/dallas-fort-worth-tx/) and [NTREIS](https://www.ntreis.net/) --- *Originally published at [https://www.opendoor.com/articles/state-of-the-dfw-market](https://www.opendoor.com/articles/state-of-the-dfw-market)*