The proof: time on market is up

In late 2025, Dallas homes were averaging ~66 days on market, longer than the year before.
That means buyers have time to compare—and they will.

What happens when you overprice in this market

Overpricing usually triggers:

• fewer showings

• lower-quality offers

• price reductions that make buyers suspicious

• stronger repair demands during option period

The Dallas “pricing stack” that works now

Instead of pricing based on what you want, price based on your competition stack:

1. Active listings (your real competition)

2. Pending sales (what buyers are accepting today)

3. Closed sales (rearview mirror)

Zillow’s Dallas value index trending down year-over-year reinforces that buyers are more cautious—so your list price needs to feel like a deal.

Quick wins that protect your net proceeds

• Pre-list inspection (or at least a repair punch list)

• Professional photos + bright interiors (Dallas buyers shop online first)

• Offer a concession strategy instead of panic price cuts (rate buydown can outperform discounting)