What the Dallas Real Estate Market Looks Like Right Now (2026 Seller Guide)

Serving Dallas, East Dallas, Lakewood, Lake Highlands, Casa Linda, Uptown, and surrounding neighborhoods

The Dallas housing market in 2026 looks very different from the headline-driven frenzy of past years. Buyers are more selective. Sellers have more competition. Strategy matters more than speed.

Below are the questions we hear every week from buyers and sellers across Dallas, answered with what we are actually seeing on the ground.

How long are homes taking to sell in Dallas right now?

In 2026, most Dallas homes are taking 30 to 55 days to go under contract.

That range depends heavily on:

• Location within Dallas
  
  
• Price accuracy
  
  
• Condition and presentation
  
  

Homes that are priced correctly and show well still move quickly. Homes that miss the mark early tend to sit and require adjustments later.

Is Dallas considered a buyer’s or seller’s market in 2026?

Dallas is best described as a balanced market, leaning buyer-aware.

Sellers no longer control the pace, but quality homes still attract serious buyers. Buyers now expect:

• Time to evaluate
  
  
• Inspections with leverage
  
  
• Negotiation room
  
  

This is not a market where listing and waiting work.

What is the current median home price in Dallas, TX?

As of 2026, the median home price in Dallas is hovering in the mid-$400,000s, with wide variation by neighborhood.

East Dallas, Lakewood, and Lake Highlands tend to be priced higher due to school zones and lot sizes. Some southern and outer areas of Dallas offer lower entry points but slower appreciation.

Median price alone does not tell the full story. Price per square foot, lot value, and condition matter more than ever.

How much are property taxes in Dallas compared to nearby cities?

Dallas property taxes are generally higher than those in Highland Park and University Park, but comparable to or lower than those in many surrounding suburbs.

Taxes vary based on:

• School district
  
  
• City and county rates
  
  
• Homestead exemptions
  
  

Buyers in 2026 are paying closer attention to total monthly payment, not just purchase price.

What areas near Dallas offer better value for the price?

Buyers seeking better value are looking closely at:

• Casa Linda and parts of East Dallas
  
  
• Oak Cliff neighborhoods with strong redevelopment
  
  
• Select areas of Garland, Richardson, and Mesquite
  
  

These areas often provide larger lots, lower price per square foot, or tax advantages compared to core Dallas neighborhoods.

How do school districts affect home values in Dallas?

School zoning continues to be one of the strongest value drivers in Dallas.

Homes in desirable attendance zones typically:

• Sell faster
  
  
• Hold value better in slower markets
  
  
• Attract more competitive offers
  
  

Even buyers without school-aged children factor districts into long-term resale value.

What home features are most important to Dallas buyers in 2026?

Buyers consistently prioritize:

• Updated kitchens and primary bathrooms
  
  
• Functional layouts with defined spaces
  
  
• Energy efficiency and newer systems
  
  
• Outdoor space, even small yards or patios
  
  

Cosmetic updates help, but layout and livability matter more than trendy finishes.

Are buyers avoiding older homes in Dallas?

Not at all, but buyers are more cautious.

Older homes sell well when they have:

• Updated electrical, plumbing, and HVAC
  
  
• Clear inspection history
  
  
• Realistic pricing that reflects age
  
  

What buyers avoid are homes that need major systems work without price flexibility.

Are concessions becoming standard in Dallas transactions?

Yes, concessions are common in 2026.

These often include:

• Closing cost credits
  
  
• Rate buy-downs
  
  
• Repair allowances after inspection
  
  

Concessions are not a sign of weakness. They are a tool to bridge affordability gaps and keep deals together.

What causes homes to sit on the market longer?

The most common reasons we see are:

• Overpricing based on past markets
  
  
• Poor presentation or lack of professional photos and video
  
  
• Unresolved inspection or condition concerns
  
  
• Limited showing availability
  
  

In 2026, buyers compare everything. If your home does not stand out, it gets skipped.

 What this means for Dallas buyers and sellers

The Dallas market is healthier than the headlines suggest, but it rewards preparation and realistic expectations.

For sellers, pricing, presentation, and flexibility matter more than ever.
For buyers, patience and strategy create real opportunity.

If you want advice grounded in local data and real transactions, our team is here to help.