Dallas Fall 2025: Why Buyers Have Record Inventory and Unmatched Leverage

Dallas buyers, you’re in the driver’s seat. Fall 2025 is shaping up as a rare window for home shoppers, with inventory at
its highest in over a decade and negotiating power peaking. Unlike September’s tight market (2,118 properties, down
2.5%), October’s projected surge to 32,000 active listings—up 60% from 2017—marks a historic shift. With prices cooling
and sellers motivated, here’s why now’s the time to buy in Dallas.

The Numbers Behind the Buyer’s Market

• Record Inventory: Active listings hit 32,000, the highest since 2011-12, dwarfing September’s 2,118. This week alone,
  3,400 new listings landed, compared to just 2,149 pending sales—supply outpaces demand.
• Price Drops Dominate: Price decreases (5,371) outnumber increases (608) 9 to 1. Two-thirds of homes sell below list
  price, giving you room to negotiate.
• Slower Sales: Days on market jumped 30% to 53 days citywide, hitting 73 in counties like Denton. Sellers are
  offering 5% below ask to close deals.
• New Construction Surplus: Nine months’ supply for new homes (up from 7.5 last year) means builders are tossing in
  incentives like rate buydowns or closing cost credits.

Metric                          September 2025            October 2025 (Projected)           Change

Active Listings           2,118                                 2,000                                              +1,411%
New Listings              824                                   3,400                                               +312%
Avg Asking Price       $502K                              $485K                                              -3.4%
Days on Market         41                                      53                                                     +30%

Why Fall 2025 Is Prime for Buyers

September’s tight inventory (2,118, down 2.5%) and 5.8% new listing surge (824) kept sellers in control. October flips the
script. The massive jump to 32,000 listings—driven by lingering summer homes and cautious sellers delaying for 2026—
creates a buyer’s paradise. Here’s why this season stands out:

• Unmatched Choice: With 3,400 new listings this week, you can tour multiple homes in areas like Collin or Rockwall
  without rushing.
• Negotiation Leverage: Price cuts and longer market times let you request repairs, upgrades, or concessions. Sellers
  aiming to close before holidays are extra flexible.
• Cooling Prices: Dallas County prices dropped 3.4% year-over-year, with pockets like Princeton down 12%.
  October’s $485K average (from September’s $502K) signals affordability.
• Builder Incentives: New construction’s nine-month supply means deals like free upgrades or rate reductions,
  especially in Frisco or McKinney.

Why Waiting Could Cost You
Mortgage rates, now at 6.5%, are expected to dip with Federal Reserve cuts. If rates hit 6%, 5.5 million more households
nationwide could afford median-priced homes, sparking competition. September’s 2.2% price growth ($502K) already
cooled to a 3.4% drop ($485K) in October projections. Waiting risks bidding wars as buyers flood back, shrinking your
leverage and inventory edge.

Strategies for Dallas Buyers

• Shop Smart: Use the 32,000 listings to compare homes in value-rich counties like Denton or Collin. Target homes
  sitting over 53 days for better deals.
• Negotiate Boldly: With 5,371 price drops, ask for 5% below list or concessions like closing costs. Insist on inspection
  contingencies to avoid surprises.
• Lock in Financing: Pre-approve now at 6.5% to beat potential rate hikes. Explore FHA loans or Texas’s My First
  Texas Home for down payment help.
• Consider New Builds: Builders’ incentives (rate buydowns, upgrades) make new homes in suburbs like Prosper
  appealing.

Buyer FAQs for Fall 2025
Q: Are homes selling faster or slower?
A: Slower—days on market rose 30% to 53, giving you time to decide without pressure.

Q: Are prices still rising?
A: No, they’re cooling. Entry and mid-tier homes dropped 3.4% in Dallas County, with steeper declines in areas like
Princeton.

Q: Should I wait for lower rates?
A: Risky. A drop to 6% could bring millions of buyers, slashing inventory and driving prices up.

External Resources

• Zillow: Dallas, TX Housing Market Data
• Freddie Mac: Latest Mortgage Rates
• Newsweek: Dallas Market Turns as Inventory Surges

Conclusion

Fall 2025 is a buyer’s dream in Dallas, with record inventory (32,000 listings), cooling prices ($485K average), and sellers
ready to negotiate. From Collin County’s value deals to new construction incentives, you’ve got leverage like never before.
Don’t wait for rate drops to spark competition—act now to secure your home. Ready to seize this window? Reach out to
me at [email protected] or call 512.944.3121.
Dallas Fall 2025: Record Inventory & Unmatched Buyer Leverage

Selden Tual
Rogers Healy and Associates Real Estate
512.944.3121