Quick Summary
- The City of Dallas single-family housing market cooled noticeably in August 2026. The median sales price was $485,000, down from $500,000 in August 2025, while closed sales fell from 664 to 598.
- The biggest market signal is demand: August 2026 pending sales totaled 434, down 36.5% from 684 in August 2025 and well below the 654 pending sales recorded in August 2024.
- Dallas had 5 months of inventory in August, 3,162 active listings, and a median of 33 days on market. Buyers generally have more negotiating leverage, while sellers need stronger pricing and positioning strategies.
- The market is cooling, but the data does not point to a housing crash. Spring 2026 was significantly stronger, with median prices reaching $560,000 in March and May and median days on market falling to the low 20s in April and May.
Dallas Housing Market Update for August 2026
The City of Dallas residential single-family housing market is entering September 2026 with noticeably less momentum than it had during the spring.
Looking at NTREIS Matrix raw MLS data from August 2025 through August 2026, the Dallas market tells a more complicated story than simply saying home prices are going up or down.
The market strengthened considerably during the spring of 2026. Median prices reached $560,000 in March and again in May. Median days on market dropped to 29 days in March, 24 days in April, and 23 days in May. The median close price to original price ratio also climbed above 97% during those months.
But the market began losing momentum during the summer.
By August 2026, the median sales price had declined to $485,000, closed sales had fallen to 598, inventory had increased to 5 months, and the median days on market had risen to 33 days.
Most importantly, pending sales were significantly lower than a year earlier.
That demand decline is the number I am watching most closely.
Dallas Single-Family Home Market: August 2025 vs. August 2026
In August 2026, the median closed price for a Dallas single-family home was $485,000. In August 2025, it was $500,000.
That is a $15,000 decline in the median, or about 3%.
The number of closed sales also declined. Dallas recorded 598 single-family home sales in August 2026 compared with 664 in August 2025.
New listings were 1,092 in August 2026 versus 1,140 in August 2025, so new supply coming onto the market was slightly lower than a year ago.
Enjoying this content?
Join Fnu Milat’s private newsletter to receive biweekly Dallas market updates, local development news, and positive insights impacting the DFW Metroplex.
Active listings, however, were 3,162 in August 2026 compared with 3,216 in August 2025. That means the overall amount of active inventory was relatively similar year over year, even though the market’s pace and demand changed.
Dallas had 5 months of inventory in August 2026, compared with 5 months in August 2025.
The median days on market was 33 days in August 2026 compared with 44 days in August 2025.
The median close price to original price ratio was 96.0% in August 2026 compared with 95.7% a year earlier.
That last number is important.
Even though demand has weakened, homes that are positioned and priced correctly are still closing at a relatively strong percentage of their original asking price.
The Biggest Signal: Pending Sales Fell 36.5%
Pending sales provide an important look at buyer demand before those transactions become closed sales.
For August, NTREIS Trends shows:
August 2024: 654 pending sales
August 2025: 684 pending sales
August 2026: 434 pending sales
August 2026 pending sales were down 36.5% from August 2025.
That is a significant change.
The 2025 number was actually higher than August 2024, so the Dallas market was not showing the same level of demand weakness at that point. The major decline occurred between August 2025 and August 2026.
This is why I would pay more attention to pending sales than simply looking at the median price.
Prices can move from month to month because the mix of homes that sell changes. Dallas has everything from entry-level older properties and investment properties to heavily renovated homes, luxury properties, new construction, teardowns, and homes being purchased for redevelopment. Median pricing is useful, but it needs to be viewed in context.
Pending sales help us understand whether buyers are actually moving forward with contracts.
Right now, that activity has weakened considerably.
Looking Month by Month: How Dallas Got Here
The August 2026 result makes more sense when we look at the entire year.
August 2025
The market started this period with a $500,000 median sales price, 664 closed sales, 1,140 new listings, and 3,216 active listings.
Inventory stood at 5 months, the median days on market was 44 days, and the median close price to original price ratio was 95.7%.
This was a market with substantial inventory and meaningful negotiating room, but buyers were still active.
September 2025
The median price fell to $465,500, while closed sales remained relatively stable at 658.
New listings increased to 1,202 and active listings rose to 3,314.
The median days on market improved slightly to 42 days, while the median close-to-original-price ratio slipped to 95.0%.
This shows that price movement was not occurring in a straight line. Even with a lower median price, the market was still producing a similar number of closed transactions.
October 2025
October brought some stabilization.
The median price increased to $477,000, closed sales reached 672, and new listings increased to 1,205.
Active listings reached 3,350, while inventory remained at 5 months.
The median days on market was 44 days and the median close-to-original-price ratio improved to 95.9%.
At this point, Dallas still had plenty of available supply, but sales activity remained relatively healthy.
November 2025
November introduced a more obvious seasonal slowdown.
The median price was $475,000, but closed sales dropped to 475.
New listings fell to 795, and active listings declined to 3,082.
Inventory increased to 6 months, the highest level in this period, while the median days on market increased to 51 days.
The median close-to-original-price ratio fell to 94.7%.
This combination suggests a slower market with more negotiating pressure on sellers.
December 2025
December looked different.
The median sales price was $469,000, while closed sales increased to 619.
New listings dropped sharply to 602 and active listings declined to 2,583.
Inventory fell to 4 months, and the median days on market was 49 days.
The median close-to-original-price ratio remained 94.7%.
This is a good example of why individual monthly data can be misleading. December had fewer listings and lower inventory, yet the market still moved a significant number of homes.
January 2026
January brought one of the most unusual monthly combinations in the data.
The median sales price dropped to $380,000, closed sales fell to 413, and new listings jumped to 1,086.
Active listings were 2,565 and inventory increased to 6 months.
The median days on market was 51 days and the median close-to-original-price ratio was 95.1%.
The $380,000 median should not automatically be interpreted as Dallas home values suddenly collapsing.
January can have a substantially different mix of sales, and the Dallas market includes a wide range of property types and price points. The median reflects the middle transaction in that month’s sales mix, not a direct appraisal of every home in Dallas.
February 2026
February showed a significant rebound.
The median price climbed to $445,000 and closed sales increased to 565.
New listings reached 1,156, active listings increased to 2,733, and inventory fell to 5 months.
However, the median days on market increased to 59 days, the highest figure in the entire period.
The median close-to-original-price ratio improved to 96.1%.
This is another example of why several metrics should be analyzed together. Pricing improved, but homes were still taking longer to sell.
March 2026
March marked a major acceleration.
The median price reached $560,000.
Closed sales increased to 661, new listings reached 1,370, and active listings were 2,890.
Inventory fell to 4 months.
The median days on market dropped dramatically to 29 days, and the median close-to-original-price ratio jumped to 97.3%.
This was one of the strongest months in the dataset.
April 2026
April continued the spring strength.
The median sales price was $540,000 and closed sales reached 817, the highest monthly sales total in the data.
New listings were 1,357 and active listings rose to 3,073.
Inventory remained at 4 months.
The median days on market fell to 24 days, while the median close-to-original-price ratio reached 97.5%.
That combination indicates a much stronger seller environment than what we are seeing now.
May 2026
May remained strong.
The median price returned to $560,000.
Closed sales totaled 780, new listings were 1,209, active listings were 3,051, and inventory remained at 4 months.
The median days on market fell to just 23 days.
The median close-to-original-price ratio was 97.3%.
This was another month where properly priced homes could move relatively quickly and sellers retained meaningful pricing power.
June 2026
June marked the beginning of the summer cooling.
The median sales price decreased to $535,000.
Closed sales fell to 735, new listings declined to 1,138, and active listings remained around 3,066.
Inventory stayed at 4 months.
The median days on market increased to 30 days, and the median close-to-original-price ratio fell to 96.5%.
Nothing here suggested a collapse, but the market was clearly losing some of its spring momentum.
July 2026
In July, the median sales price fell again to $510,000.
Closed sales declined to 709.
New listings were 1,154 and active listings were 3,021.
Inventory remained at 4 months.
The median days on market increased to 32 days and the median close-to-original-price ratio declined to 96.2%.
The trend was becoming increasingly clear: prices were moderating, sales activity was slowing, and homes were taking somewhat longer to sell.
August 2026
Then we reached August.
The median sales price fell to $485,000.
Closed sales dropped to 598.
New listings declined to 1,092.
Active listings increased to 3,162.
Inventory increased from 4 months to 5 months.
The median days on market increased to 33 days.
The median close-to-original-price ratio fell to 96.0%.
And pending sales showed the biggest warning sign, falling to 434 compared with 684 in August 2025.
What the Last Three Months Tell Us
The June through August period is particularly important because it shows a consistent summer cooling pattern rather than one isolated month.
Median sales price:
June: $535,000
July: $510,000
August: $485,000
That is a $50,000 decline in the median from June to August.
Closed sales:
June: 735
July: 709
August: 598
The number of closed transactions also moved lower.
At the same time, inventory moved from 4 months in June and July to 5 months in August.
Median days on market increased from 30 days in June to 32 days in July and 33 days in August.
The median close-to-original-price ratio moved from 96.5% in June to 96.2% in July and 96.0% in August.
Taken together, those indicators point to a market that is gradually losing momentum.
What This Means for Dallas Home Buyers
For buyers, the current Dallas market offers something that was harder to find during the strongest part of the spring: negotiating leverage.
Buyers have more time to evaluate properties than they did in April or May. The median days on market has increased, inventory has moved back up to 5 months, and pending sales have fallen sharply.
That does not mean every Dallas home is a bargain.
Well-maintained homes in desirable neighborhoods, homes priced correctly, unique properties and certain new construction opportunities can still attract buyers.
Buyers should also remember that the Dallas market includes a wide range of housing conditions. An older home requiring major repairs, a teardown, an investment property, a move-in-ready resale, and a new construction home should not be evaluated using exactly the same strategy.
For buyers, the opportunity is less about waiting for prices to collapse and more about being selective, negotiating intelligently, and comparing the total cost of ownership.
What This Means for Dallas Home Sellers
For sellers, this market requires discipline.
The spring numbers show that Dallas buyers will pay strong prices when the property is compelling and priced correctly. But the summer data shows that buyers are becoming more selective.
The biggest mistake sellers can make in this environment is pricing based solely on what a neighbor’s home sold for several months ago.
Market conditions are changing.
The median close-to-original-price ratio of 96.0% tells us that the current market is not necessarily hostile to sellers, but it does tell us buyers are not universally paying full asking prices.
A property that is overpriced can sit while competing listings gain attention.
For sellers, presentation, condition, pricing, marketing exposure, showing strategy, and negotiation strategy all matter more when inventory rises and demand weakens.
What This Means for Dallas Homeowners
For homeowners who are not planning to sell immediately, the data should not create panic.
The August median price of $485,000 is below the spring peak in this dataset, but that does not mean every Dallas homeowner experienced a 13% decline in property value from May to August.
The monthly median can shift because the mix of properties sold changes.
Dallas has older resale homes, newer construction, investment properties, renovated homes, luxury properties, teardown opportunities, and other types of transactions. A change in the mix of homes closing can move the median significantly.
That is why homeowners should focus on comparable sales in their specific neighborhood and property segment rather than treating the citywide median as an individual home valuation.
The bigger issue for homeowners considering a move is market timing and strategy.
If you are thinking about selling, waiting for the market to “come back” may not be the only option. A stronger approach is to understand how your particular neighborhood and property type are performing and adjust your strategy accordingly.
What About New Construction, Teardowns and Investment Properties?
One of the reasons Dallas market data needs context is the diversity of the housing stock.
New construction can behave differently from existing resale inventory because builders may use incentives, rate buydowns, closing-cost assistance, and other concessions to compete for buyers.
Investment properties can also produce different transaction patterns because investors may target properties with renovation or rental potential rather than move-in-ready homes.
Teardowns and redevelopment opportunities are another category that can affect the median because their values may be driven more by land and location than by the condition of the existing structure.
At the same time, older used homes and fully renovated resales can appeal to very different buyers.
That means citywide statistics are extremely useful for understanding the direction of the market, but they should not replace property-specific analysis.
Is the Dallas Housing Market in a Crash?
Based on this data, I would not call the current Dallas market a housing crash.
I would call it a cooling and normalizing market with significantly weaker demand than a year ago.
The strongest evidence is the combination of lower pending sales, lower closed sales, increasing inventory, and slightly longer market times.
At the same time, the market still recorded a 96.0% median close-to-original-price ratio, and the median days on market was 33 days.
That is not the profile I would use to describe a collapsed housing market.
Instead, I see a market where buyers have gained leverage and sellers have less room for error.
That distinction matters.
My Take on the Dallas Real Estate Market
My biggest takeaway from the August 2026 Dallas housing data is that the market has moved away from the stronger spring environment and toward a more balanced, buyer-friendly setup.
The spring was strong.
March had a $560,000 median price, 661 sales, and 29 median days on market.
April had 817 sales and 24 median days on market.
May had a $560,000 median price and just 23 median days on market.
Then the market cooled.
June, July, and August produced a clear sequence of lower median prices, fewer closed sales, longer market times and eventually higher inventory.
The 36.5% year-over-year drop in August pending sales is the number I would watch most closely going into the fall.
For buyers, this is a market to use strategically.
For sellers, this is a market to price strategically.
For homeowners, this is a market to avoid emotional decisions and focus on the data for your particular property and neighborhood.
The Dallas market is not one single market. A buyer looking at a new construction home in one part of Dallas can have a completely different experience from a buyer looking at an older resale, an investment property, or a teardown somewhere else.
That is why the right question is not simply, “Is Dallas a buyer’s market or a seller’s market?”
The better question is: “What kind of Dallas property are you buying or selling, and what does the data say about that specific segment right now?”
Source
Market statistics in this article are based on NTREIS Matrix raw MLS data for residential single-family homes in the City of Dallas from August 2025 through August 2026. Pending sales figures are from NTREIS Trends and cover August year-over-year comparisons for 2024, 2025, and 2026.
Market data is provided for informational purposes and should not be considered an appraisal or financial advice.
Dallas Real Estate Services
If you are buying or selling a home in Dallas or anywhere in the DFW area, the market conditions make strategy more important than ever.
I help Dallas and DFW buyers and sellers understand local market conditions, evaluate opportunities, position properties for sale, negotiate effectively, and navigate the transaction from start to finish.
If you’re a Dallas homeowner trying to navigate this 2026 market, you need a pivot strategy. Click here to access my free 2-page Seller Strategy guide.
If you are looking for new construction homes in DFW and Texas, I have direct-to-builder access to real-time inventory and incentives, including homes that haven’t hit the MLS or public sites yet. Click here for your personal link to my portal.
Thinking of selling your home this year but don’t know the process? Grab my FREE Home Seller’s Guide! Click here to get your instant download.
Thinking of buying a home this year but don’t know the process? Grab my FREE Home Buyer’s Guide! Click here to get your instant download.
Related Dallas-Fort Worth Real Estate Article
For more context on the new construction side of the DFW housing market, read my related article, “Dallas-Fort Worth Ranks No. 22 Among Top U.S. Metros for New-Home Construction.”
Frequently Asked Questions
Is Dallas a buyer’s market in August 2026?
The City of Dallas single-family market is showing buyer-friendly conditions in August 2026. Inventory increased to 5 months, median days on market was 33 days, and pending sales were down 36.5% year over year.
What was the median home price in Dallas in August 2026?
The median closed price for residential single-family homes in the City of Dallas was $485,000 in August 2026, compared with $500,000 in August 2025.
Are Dallas home prices falling in 2026?
The City of Dallas median single-family home price declined from $560,000 in May 2026 to $485,000 in August 2026. Year over year, the August median was down from $500,000 to $485,000. Monthly median changes should be interpreted carefully because the mix of homes sold can vary.
Are pending home sales declining in Dallas?
Yes. According to NTREIS Trends, August 2026 pending sales totaled 434, compared with 684 in August 2025 and 654 in August 2024. That represents a 36.5% year-over-year decline from August 2025 to August 2026.