Price Cuts Are Surging Across DFW

One of the biggest red flags in today’s market? Price reductions everywhere.

• About one-third of Dallas listings have dropped their price.
  
  
• Some suburbs are seeing even more:
  
  
• Celina: ~47% of homes reduced
  
  
• Frisco: ~37.6%
  
  
• Prosper: ~33.7%
  
  

And the way sellers are dropping prices is hurting them even more. Most follow a “slow bleed” pattern:

1. First cut: ~1%
   
   
2. Second cut: another 1%
   
   
3. Third cut: 2–3% after weeks or months of no traction

By the time price cut #3 hits, buyers start wondering:  “What’s wrong with the house?”

The smarter move for sellers?

Make one decisive price adjustment instead of multiple tiny drops. Buyers trust that more — and you keep control of the narrative.

Concessions Are Now the Norm

If you’re buying, this is your moment. Sellers are doing things they never would’ve considered a few years ago.

Concessions now commonly include:

• Mortgage rate buy-downs
  
  
• Closing cost credits
  
  
• Repairs covered upfront
  
  
• Appliance packages
  
  
• HVAC credits
  
  
• Inspection credits
  
  
• Flexible contract terms (yes, contingencies are back!)
  
  

In 2025, roughly half of all DFW home sales include seller concessions.

Homes Are Sitting Longer — Much Longer

DFW homes are taking nearly twice as long to sell compared to the pandemic boom.

• Dallas: ~60 days on market
  
  
• Fort Worth: ~53 days
  
  
• Celina: Up to 131 days on average
  
  

More days on market = more seller stress = more negotiation leverage for buyers.

With interest rates hovering around 6%–6.5% and inventory stacking up, buyers aren’t rushing. They’re comparing resale homes to new builds — and builders are  bringing the heat.

Builders Are Crushing Resale Homes Right Now

This is the biggest competitive threat to traditional sellers.

Builders are offering:

• Interest rates as low as 3.99–4.99%
  
  
• Tens of thousands in closing cost incentives
  
  
• Technology + appliance packages
  
  
• Upgraded flooring, countertops, and fixtures
  
  

On a $500K home, the rate difference alone can save buyers $500–$700/month.

If you’re a resale seller, this is the competition you’re up against.

Buyers walk into a model home and see:

✔ Brand-new finishes
✔ Affordable monthly payment
✔ Designer upgrades
✔ A guaranteed low rate

Then go see your house from 2012 with older appliances and a 6% loan? It’s a tough comparison.

Contract Cancellations Are Skyrocketing

In Dallas and Fort Worth, nearly 1 in 5 contracts are falling through.

Why?

Because buyers have leverage. If sellers won’t offer credits, fix repairs, negotiate on price, or help with closing costs… buyers can simply walk away.

High cancellations + rising inventory = momentum shifting to buyers.

What Buyers Should Do Right Now

If you're planning to buy, this is the best negotiating environment we’ve seen in years. Here’s how to play it smart:

Top Buyer Strategies

• Compare resale vs. new construction head-to-head.
  Bigger lots and better locations often favor resale homes — but builders’ incentives might tip the scales.
  
  
• Ask for everything.
  Rate buy-down, closing costs, repairs, credits — bundle it all.
  
  
• Don’t rush.
  With 5+ months of inventory, you have time to evaluate.
  
  
• Get pre-inspections when needed.
  Spend $400 to save thousands.
  
  
• Target homes on the market 50+ days.
  These sellers are likely motivated.
  
  

What Sellers Must Do to Win in This Market

If you're selling in Dallas or any DFW suburb, the old rules no longer apply.

Must-Follow Seller Strategies

• Price to beat the builder next door — not last year’s comp.
  
  
• Front-load emotional upgrades like:
  
  
• Fresh paint
  
  
• Modern lighting
  
  
• Updated hardware
  
  
• Clean landscaping
  
  
• Get a pre-listing inspection.
  Fix what you can — disclose the rest to build trust.
  
  
• Make one strong price cut if necessary instead of multiple tiny ones.
  
  
• Prepare to offer concessions.
  It’s part of today’s negotiation game.
  
  

The sellers who adapt are the ones closing deals.

Final Thoughts: The Market Has Shifted — Are You Ready?

The Dallas–Fort Worth real estate market has entered a new era. With rising inventory, extended days on market, increased cancellations, and builders offering aggressive incentives, buyers have more power today than they’ve had in years.

For sellers, the key is adapting quickly: pricing right, presenting beautifully, and accepting that concessions are now part of the playbook.

For buyers, the opportunity is huge — but only if you know how to negotiate and compare your options strategically.

If you're planning to buy or sell in Dallas, now is the time to make a smart, informed move.