Pricing Your Home in a Buyer’s Market: A Collin & Denton County Guide
Updated Nov 5, 2026; market data for September 2026; mortgage rates as of Nov 5, 2026 (Freddie Mac). By Hilda Avila, REALTOR®, Ebby Halliday Real Estate, LLC.
Short answer: In a buyer’s market, price your Collin or Denton County home from recent nearby sales, not last year’s highs or your neighbors’ asking prices. In September 2026, Realtor.com described Frisco and Collin County as buyer’s markets, and Collin County homes took a median 65 days to sell.
Source: Realtor.com, Collin County and Frisco housing markets, September 2026, read Oct 17, 2026.
When the market shifts, the most common question I hear from sellers is, “Did I miss it?” Usually the honest answer is that the rules changed a little, not that the door closed. In a buyer’s market, buyers have more homes to compare and more time to decide, so pricing and presentation do more of the work. Here’s how I approach it locally.
What the market looks like here right now
Realtor.com’s latest market pages (data through September 2026) describe Collin County, Frisco, and McKinney as buyer’s markets. Here’s what the numbers looked like:
- Collin County: a median sold price of $456,250, down 8.75% from a year earlier; a median 65 days on market; and about 13,445 active listings.
- Frisco: a median sold price of $592,562, down 8.44%; a median 65 days on market; homes typically closing about 4.57% below asking; and 695 active listings, up 10.37%.
- McKinney: a median sold price of $448,862, down 10.23%; a median 65 days on market; and 2,465 active listings, down 6.04%.
Source: Realtor.com, Collin County, Frisco, and McKinney housing markets, September 2026, read Oct 17, 2026. My Collin County home prices, fall 2026 post and Frisco housing market update have more detail. A home priced above its competition can sit for months, so the steps below matter.
Higher mortgage rates are part of this. The 30-year fixed rate averaged 7.18% for the week of Nov 5, 2026, compared with 6.22% a year earlier (Freddie Mac PMMS). When monthly payments rise, buyers get choosier about price.
Step 1: Start from what sold, not what’s listed
Asking prices tell you what sellers hope for. Sold prices tell you what buyers actually paid. When I prepare a pricing analysis, I focus on:
- Recent sales close to your home, with similar size, age, lot, and updates.
- Pending sales, which show where buyers are committing right now.
- Homes that didn’t sell, such as expired or withdrawn listings. They often show where a price ceiling was.
If you want to understand that process in more detail, I explain it in how a CMA works.
Step 2: Size up your competition
In a buyer’s market, your home isn’t just compared to past sales. It’s compared to every other home a buyer tours that weekend. That includes new builds, which can come with builder incentives. Before setting a price, I look at:
- how many similar homes are active near you, and how long they’ve been listed
- which of them have already reduced their price
- whether nearby new construction is competing for the same buyers (more on that in Resale vs. new construction in Collin County)
Step 3: Price into the right search range
Most buyers search online with price filters, like “up to $500,000” or “up to $600,000.” A home priced just above a common cutoff can disappear from a lot of searches. Sometimes pricing slightly below a round number puts your home in front of more of the right buyers. That’s a judgment call, and it depends on your specific comps.
Step 4: Decide your adjustment plan before you list
This is the step most sellers skip. In a slower market, it helps to agree on a plan up front:
- What we’ll watch: showings, online views, saves, and feedback from buyers’ agents.
- When we’ll check in: at set points, such as every two weeks.
- What would trigger a change: for example, steady showings with no offers usually points to price, while very few showings may point to price, photos, or both.
A planned adjustment early is often easier than chasing the market down months later. That said, every home and timeline is different, and no strategy guarantees a sale price.
Step 5: Think about concessions, not just price
Buyers facing 7.18% rates (Freddie Mac PMMS 30-year average, week of Nov 5, 2026) often care about their monthly payment as much as the price. Seller-paid closing costs or a rate buydown can sometimes matter more to a buyer than a small price cut. They affect your bottom line differently, though, so compare them side by side. My guide to comparing offers and net proceeds shows how.
Step 6: Let condition and presentation carry their weight
When buyers have options, they notice everything. Clean, bright, well-maintained homes stand out. Fixing small, obvious items before listing can head off repair negotiations later. My seller readiness checklist walks through what to tackle first.
Pricing mistakes I see in a slower market
- Pricing to “leave room to negotiate.” Overpricing often means fewer showings, not better offers.
- Pricing from an online estimate or your appraisal district value. Both can be far off for your specific home.
- Waiting too long to adjust. The longer a home sits, the more buyers wonder why.
- Ignoring new construction nearby. Builders can offer incentives that a resale seller has to account for.
City-specific pricing help
Every city in my area has its own mix of older resale homes, newer neighborhoods, and new builds. If you’re in one of these cities, these pages explain how I look at local values:
If you’re still deciding who to work with, my post on how to choose a realtor in North Dallas lists questions to ask any agent about pricing.
Frequently asked questions
Is it a buyer’s market in Collin County right now?
Yes. Realtor.com’s latest market page describes Collin County as a buyer’s market, as it does Frisco and McKinney. Collin County homes took a median 65 days to sell, and the median sold price was $456,250, down 8.75% from a year earlier. Conditions vary by neighborhood and price range.
Should I price my house high and leave room to negotiate?
In a buyer’s market, that often backfires. Buyers compare many homes, and an overpriced listing can get fewer showings and sit longer. Pricing from recent nearby sales usually gives you a better shot at serious offers.
How often should I reduce my price if my house isn’t selling?
There’s no set rule. I suggest agreeing on check-in points before listing, such as every two weeks, and looking at showings, feedback, and competing listings. Those signals tell us whether price, presentation, or both need attention.
Is a price cut better than offering seller concessions?
It depends on the buyer and your goals. Some buyers care more about lowering their monthly payment or closing costs, so concessions can help. Compare each option by your estimated net proceeds before deciding.
Is a free home valuation the same as an appraisal?
No. A custom home valuation is an estimate based on recent nearby sales and your home’s features. It’s not an appraisal, and it doesn’t guarantee a sale price. A lender orders the appraisal during a buyer’s financing.
See where your home stands
If you’re thinking about selling in the next few months, you can request a free custom home valuation. I’ll look at recent nearby sales and your home’s features. It’s not an appraisal, and there’s no obligation.