Dallas Real Estate Market: Why Fall Is Underrated

Every year around this time, sellers ask me the same thing. Did we miss it? Should have listed in May?

Here's what's actually happening in the Dallas market right now, past the Fourth of July. Things have slowed down. Not stalled, slowed. Sellers who could set a price and have multiple offers by the weekend in June are now waiting longer, sometimes considerably longer, unless they price the home under market value to start.

That's not bad news if you're buying. It's one of the better windows relocating buyers get all year. Inventory across DFW is sitting at levels we haven't seen in a while, buyers routinely have a dozen or more homes to choose from where they'd have found four or five in 2024. Days on market have stretched out in a lot of suburbs, homes that would have gone under contract in a weekend are now sitting for weeks. In several submarkets, months of supply has crossed six, which by the textbook definition means buyers, not sellers, hold the leverage.

Sellers are negotiating again too. Repair credits, closing cost help, rate buy-downs, all back on the table in a way they weren't a year ago. If a home's been sitting a few weeks, a clean offer with a reasonable ask on repairs or closing costs is landing more often than people expect.

If you're relocating and trying to time it, late summer into fall is underrated. Less competition than spring, sellers who are more willing to negotiate, and enough time to close and settle in before the holidays or a new school semester starts. Waiting for spring means walking back into the exact competition you're avoiding right now.

The slow season is the smart season if you're the one buying.

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