76226
Dallas, Texas

The 76226 market shows clear cooling with a median sale price of $549,000, down 4.9% year-over-year, while homes now sit for an average of 111 days before selling. Only 8% of properties close above list price, indicating minimal competition among buyers. This extended DOM figure—nearly four months—reflects a fundamental shift from the rapid transaction pace typical of tighter market conditions. Sellers are adjusting expectations as pricing power has definitively moved away from the supply side.

Price-sensitive buyers gain meaningful negotiating leverage in this environment, with 92% of transactions closing at or below ask. The 111-day marketing period allows for thorough due diligence and multiple property comparisons without pressure. Investors seeking cash-flow properties should find motivated sellers, though the 4.9% price decline requires careful consideration of further depreciation risk. Sellers facing non-discretionary timelines will struggle against extended DOM metrics and limited buyer urgency.

The PropIQ score of 55 signals caution, suggesting continued price pressure or stagnation rather than immediate recovery. With inventory absorption extending past three months, monitor whether DOM stretches beyond 120 days, which would indicate deeper liquidity issues. The sub-10% above-list metric shows no signs of competitive tension that precedes price stabilization. Any improvement requires DOM compression below 90 days or above-list transactions exceeding 15% consistently across subsequent quarters.