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Refind Realty Inc is a Black-owned independent brokerage in DeSoto, in business since 2005. Steven J. Thomas is an owner and associate broker of Refind Realty Inc and leads its Refind Realty DFW division.
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List Your DeSoto, TX House Now or Wait Until Spring?
List Your DeSoto, TX House Now or Wait Until Spring?
Last updated October 29, 2026
Based on current conditions, listing in DeSoto this fall means fewer competing sellers and fewer buyers. DeSoto had 54 new listings in September 2026 against 63 a year ago, and pending sales fell to 29 from 38 (NTREIS). Price to recent closed sales, not to the calendar, and the season matters less.
Waiting for rates is a losing bet, and waiting for spring can be the same bet in a different coat. This post lays out the September numbers for DeSoto so you can decide with a payment and a price in front of you.
How many DeSoto homes are for sale right now?
DeSoto had 180 active listings in September 2026, up 9.1% from 165 a year ago, which works out to 4.9 months of supply against 3.9. New listings fell 14.3%, from 63 to 54. Fewer sellers are coming on, and the ones already listed are staying longer (NTREIS, September 2026).
| DeSoto, single family | Sep 2026 | Sep 2025 |
|---|---|---|
| Median sold price | $360,000 | $360,000 |
| Active listings | 180 | 165 |
| New listings | 54 | 63 |
| Pending sales | 29 | 38 |
| Days on market | 68 | 78 |
| Sold-to-list ratio | 93.8% | 93.4% |
| Months of supply | 4.9 | 3.9 |
Source: NTREIS Monthly MLS Summary Report, September 2026, released October 7, 2026. MLS sales only; builder direct sales are not included.
Are DeSoto buyers still shopping in November and December?
Yes, and they are working with a higher payment than buyers had a year ago. Freddie Mac put the 30-year fixed at 7.32% on October 22, 2026, against 6.19% a year earlier. On the $360,000 median at 20% down, principal and interest rose from about $1,762 to about $1,978, a difference of $216 a month.
The APR on those two loans is about 7.40% and 6.26%, using $1,495 in lender fees, no points, and 15 days of prepaid interest. Principal and interest only. Taxes, insurance and HOA are extra. Rates are the Freddie Mac Primary Mortgage Market Survey weekly average, not a quote.
The buyers signing contracts now feel that $216 every month. They shop fewer houses and push harder on price. That is why the sold-to-list ratio matters more to you than the month on the calendar. DeSoto homes closed at 93.8% of list in September. On a $360,000 sale, that is about $23,800 under list. You can see the full breakdown in how far under asking DeSoto homes sell.
What does listing now cost you compared with waiting for spring?
Listing now puts your house against 180 active competitors and 29 pending contracts' worth of demand. Waiting for spring puts it against whoever lists then, and today's supply is already up a full month from last year. Neither choice guarantees a price or a timeline. Based on current conditions, here is how the paths compare.
- List now. New listings are down 14.3%, so your house stands out against a thinner stream of new competition. Buyers are fewer, and the median home spends 68 days on the market.
- Wait for spring. You keep paying your mortgage, taxes and insurance while you wait, and you list into whatever the spring supply turns out to be. Nobody can say that number today.
- Wait for rates. A half-point drop, from 7.32% to 6.82%, would save your buyer about $97 a month on a $288,000 loan. A $10,000 price change moves the same buyer's payment about $55 a month, so the $23,800 gap between list and sold price is worth about $131 a month. Price moves a deal more than a half-point does.
If your move depends on a specific date, such as a school year or a new build closing, the date should set your listing day. If it does not, the price should.
How should you price a DeSoto house if you list this fall?
Price to the closed sales near you, not to last year's list prices. A DeSoto home that closes near the $360,000 median has historically listed about $23,800 higher and closed at 93.8% of list. Homes priced at 2024 values are the ones that sit. An online estimate cannot see your condition or the contracts being signed, so real pricing takes a walk-through.
The median DeSoto home took 68 days in September, and your house can take more or less. If you are at day 30 without showings, the price is the issue, not the season. For the closed-sale math on your street, start with what DeSoto homes are worth today.
What does your listing date have to do with your next move?
Everything. Most agents sell houses. A plan starts with where you are going: the next payment, the closing date on the next house, and the gap between the two. I am licensed on both the real estate side and the lending side, so I run the sale and the next loan together. If your current loan carries a low rate, read what 7.28% does to your next payment before you set a date. The DeSoto market is the one I work every week; the DeSoto real estate page has the rest.
Want to know where your house lands before you choose a date? Get your free Home Selling Score and see your price, timing and next move on one page.
Frequently asked questions
How long does it take to sell a house in DeSoto?
The median DeSoto home spent 68 days on the market in September 2026, down from 78 (NTREIS). Closing comes after that. Read how long it takes to sell a house in DeSoto for the full timeline.
Do DeSoto houses sell over the holidays?
Some do. Pending sales were 29 in September, so buyers are active but fewer. A house listed in mid-November with the 68-day median would go under contract around late January. Based on current conditions, a clean, well-priced listing still moves.
Should I cut my price in November if I already listed?
Check the data first. If you have had no showings in two to three weeks, the price is above where buyers are closing. Compare your list to the 93.8% sold-to-list ratio before you decide.
Does a low mortgage rate change when I should sell?
It changes your next payment, not your sale price. Run your next payment before you list, so the number does not surprise you after you close.
What is the sold-to-list ratio?
It is the final sale price divided by the last list price. DeSoto's was 93.8% in September 2026, so the median home closed about 6.2% below list.
About the author. Steven J. Thomas, Broker, Refind Realty DFW · Loan Officer, Envision Home Lending LLC, NMLS #689220. Steven has a financial planning degree from Baylor and more than 20 years in financial services, and he has worked real estate in Southwest DFW for over 14 years.
Market figures are based on NTREIS data for single-family homes and are not a guarantee of future prices or timelines. Rates and payments are examples, principal and interest only, not a rate quote or loan offer; subject to qualification. Steven J. Thomas, Refind Realty DFW, TREC Broker License #0657467. Company NMLS #2619789. Equal Housing Opportunity. Read the TREC Information About Brokerage Services and Consumer Protection Notice.
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Steven J. Thomas
Steven J. Thomas has been in the financial services industry for the past 19 years and started my career as a Financial Planner for American Express Financial Advisors. I entered into banking with JP Morgan Chase as personal banker in 2003 and was promoted several times up to Small Business Specialist. I earned multiple Million Dollar Club awards and was ranked in the top 5 Small Business Specialist before I branched out in 2005 to start my own Financial Management Company. I ran a successful company before family circumstances lead me to Wachovia Bank in 2008 where I worked as a Senior Financial Specialist. As a Sr. Financial Specialist; I was responsible for the P & L and revenue growth of my banking center. The elimination of my role thru a bank merger lead me to BBVA Compass. I have held various leadership roles at BBVA Compass including Personal Relationship Manager, Branch Retail Executive, Workplace Solutions VP, and his current role as a Retail Manager. As the Regional Workplace Solutions VP, I was responsible for the strategic, tactical, and execution of Partnership Banking relationships, promotion and activity with corporate and non-profit companies in my footprint. I was responsible for the acquisition production for three districts, which includes 51 banking centers and over 300 employees. In May of 2014, I joined the team at Refind Realty and became one of the managing partners in mid-2015.
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I used this realtor and it was a great experience. He was patient and very helpful with our journey. He also helped us find a great lender with little hassle on the process, also got us approved for well above the market of our original home so we were able to get more house with a lower mortgage rate. So to anyone who is interested in buying a home take my advice give Steven a call. It’s worth it 😁
Bryant Loring
Steve was absolutely amazing! Everything was easy! Very professional in all aspects. Punctual, responsive, and diligent. He goes above and beyond to ensure you get to see as many homes as you’d like no matter the location. Not only was he knowledgeable about home buying, he also has a resourceful network for new home owner needs. I recommend Refind Realty to everyone!
Nicholas Bishop
I definitely recommend Steven to assist with your home buying needs. As a first time home buyer the process can be overwhelming, but as my realtor he was knowledgeable & patient while addressing my concerns and assisting me with my new home purchase. Thanks again Steven!! :-)
Gayle Mason
Ask Us Anything
Frequently Asked Questions
Why do you need a Realtor?
When buying or selling a home, there are so many options…which can also present a lot of obstacles. Laws change, forms change, and practices change all the time in the real estate industry. Because it’s our job to stay on top of those things, hiring a realtor reduces risk, and can also save you a lot of money in the long run.
When you work with me as your Realtor, you’re getting an expert who knows the area; knows how to skillfully guide your experience as a seller or buyer; can easily spot the difference between a good deal and a great deal. My job is to translate your dream into a real estate reality, and I work hard to earn and keep my business. This also means earning your trust: When you work with me, you’ll be working with a realtor who looks out for your best interests and is invested in your goals.
Which loan should you choose?
There are two different types of loans conventional loans and government-backed loans. The main difference is who insures these loans:
1 - Government-backed loans (FHA, VA and USDA):
(a) - Are, unsurprisingly, backed by the government.
(b) - Include FHA loans, VA loans, and USDA loans.
(c) - Make up less than 40 percent of the home loans generated in the U.S. each year.
2 - Conventional loans
(a) - Are not backed by the government.
(b) - Include conforming and non-conforming loans (such as jumbo loans).
(c) - Make up more than 60 percent of the loans generated in the U.S. each year.
What is the difference between FHA, VA and USDA loans?
1 - FHA LOANS:
FHA loans, which are insured by the Federal Housing Administration, are typically designed to meet the needs of first-time homebuyers with low or moderate incomes. FHA loans can be approved with a down payment of as little as 3.5 percent and a credit score as low as 580.
FHA loans are often called “helper loans,” because they give a leg up to potential borrowers who may not be able to secure one otherwise. For this reason, FHA loans have maximum lending limits, which are determined based on housing values for the county where the for-sale home is located.
Because the agency is taking on more risk by insuring FHA loans, the borrower is expected to pay mortgage insurance both at the time of closing and on a monthly basis, and the property must be owner-occupied.
2 - VA LOANS:
VA loans are backed by the Department of Veterans Affairs and they are guaranteed to qualified veterans and active-duty personnel and their spouses. VA loans can be approved with 100 percent financing, meaning VA borrowers are not required to make a down payment.
Unlike FHA loans, borrowers do not have to pay mortgage insurance on VA loans.
3 - USDA LOANS:
You may also hear about USDA loans, which are backed by the United States Department of Agriculture mortgage program. USDA loans are intended to support homeowners who purchase homes in rural and some suburban areas. USDA loans do not require a down payment and may offer lower interest rates; borrowers may have to pay a small mortgage insurance premium in order to offset the lender’s risk.
What’s a conventional loan? Understanding what it means to be conforming and non-conforming
Buyers who have a more established credit history and a larger down payment may prefer to apply for a conventional loan. These loans may offer a lower interest rate and only require the home buyer to purchase monthly mortgage insurance while the loan-to-value ratio is above a certain percentage, so a conventional loan borrower can typically save money in the long run.
Conventional loans are divided into two types: Conforming loans and non-conforming loans.
1 - CONFORMING LOANS:
Conforming loans are those that meet (or conform to) predetermined standards set by Fannie Mae and Freddie Mac — two government-sponsored institutions that buy and sell mortgages on the secondary market. By selling the loans to "Fannie and Freddie," lenders can free up their capital and return to issue more mortgages than if they had to personally back every loan that they approve.
The main standard for conforming loans is that the amount borrowed must be under a certain amount; in Alaska, a single-family home loan must be under $647,200 in order to be considered conforming.
Properties with more than one unit have higher limits.
2 - NON-CONFORMING (JUMBO) LOANS:
But what happens if a borrower wants to borrow more than the Freddie- and Fannie-approved loan amount? In this case, they would have to apply for a “jumbo loan,” which is the most common type of non-conforming loan.
Because the lender cannot resell the jumbo loan (or any non-conforming loan) to Freddie Mac or Fannie Mae, jumbo loans are considered to be riskier than a conforming loan. To protect against this risk, the bank will typically require a higher down payment; the interest rate on a jumbo loan may also be higher than if the same borrower applied for a conforming loan.
What kind of rate should you choose?
Rate types: Fixed-rate vs. adjustable-rate mortgages.
In addition to the loan type you choose, you’ll also have to determine if you want a fixed-rate mortgage or an adjustable-rate mortgage (ARM). A fixed-rate mortgage has an interest rate that does not change for the life of the loan, so it provides predictable monthly payments of principal and interest.
An adjustable-rate mortgage typically offers an initial introductory period with a low-interest rate. Once this period is over, the interest rate adjusts periodically, based on the market index. The initial interest rate on an ARM can sometimes be locked in for different periods, such as one, three, five, seven, or 10 years. Once the introductory period is over, the interest rate typically readjusts annually.
Locate Us
Site: stevenjthomas.com
Call :(972) 846-9170
Email: [email protected]
Office 128 S Cockrell Hill Rd, DeSoto, TX 75115
Refind Realty Inc · Broker of record: Natasha Martini Martinez
© Copyright 2026 | All Rights Reserved
Steven J. Thomas, Owner and Associate Broker · TREC #0657467 · NMLS #689220 · Equal Housing Opportunity
Privacy Policy | Terms of Service | Fair Housing Statement
Refind Realty Inc · 128 S Cockrell Hill Rd, DeSoto, TX 75115 · (972) 846-9170
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