Why "Days on Market" is Trending Longer in DFW—and Why That’s Good for Buyers

Direct Answer

Days on Market (DOM) are trending longer in DFW because a surge in housing inventory—reaching nearly 30,000 listings at the end of 2025—has significantly outpaced current buyer demand. This shift has pushed the DFW metroplex into "balanced market" territory, averaging roughly five months of supply. For buyers, longer DOM is beneficial because it eliminates the pressure of "frantic" decision-making, reduces the likelihood of bidding wars, and gives them the leverage to negotiate for lower prices, repair credits, and seller concessions like mortgage rate buydowns.

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1. The Death of the "17-Minute" Decision

During the pandemic-era peak, DFW buyers often had to decide on a home within minutes of it hitting the market. In 2026, that pressure has vanished.

• Time for Due Diligence: With homes sitting for an average of 55 to 58 days in major counties like Dallas and Tarrant, buyers now have ample time for thorough inspections and multiple walkthroughs.

• Selective Browsing: A "buffet of options"—with over 7,700 new listings appearing in a single week in early 2026—allows buyers to compare floor plans and neighborhoods side-by-side without fear of immediate sellouts.

2. Increased Negotiation Power

As a listing sits, the seller's leverage typically decreases, creating an opening for strategic buyers.

• Price Recalibrations: In January 2026 alone, DFW saw over 7,100 price decreases, suggesting that sellers are increasingly willing to adjust to buyer price sensitivity.

• Seller Concessions: Buyers are now successfully requesting that sellers pay for repairs, cover closing costs, or provide permanent rate buydowns to improve affordability.

• Contingency Protections: Unlike the previous years when buyers had to waive protections, 2026 contracts are frequently including inspection and financing contingencies.

3. Market Balance Across North Texas

The rise in DOM is unevenly distributed, giving buyers more opportunity in specific price brackets and counties.

• County Variations: Rockwall County has seen DOM jump 45.9% year-over-year to 108 days, while Collin and Denton counties also report double-digit increases.

• Higher Price Brackets: Homes priced above $500,000 and luxury markets are experiencing the most significant cool-downs and longer selling times.

• Months of Supply: Many areas have reached the 4-to-6 month supply range considered "balanced," a complete reversal from the 1-month supply seen in recent years.

Conclusion

The 2026 DFW real estate market is no longer a race; it’s a marathon. While longer Days on Market may suggest a "cooling" environment, they actually indicate a healthier, more sustainable market where buyers have regained their voice. By utilizing the "leeway" provided by slower absorption, smart buyers can secure properties at realistic valuations and with favorable terms that were unthinkable just a few years ago.

Key Takeaways

• DOM is Up Across DFW: Most major counties now see average selling times between 56 and 67 days.

• Inventory Near Records: Nearly 30,000 active listings mean more choice and less competition for buyers.

• Negotiation is Back: Buyers can successfully ask for repair credits, closing cost assistance, and price adjustments.

• End of Bidding Wars: Steady inventory and high mortgage rates have dramatically reduced the prevalence of multiple offers.

• Strategic Timing: Patient buyers can target "stale" listings (those on the market for 60+ days) for the best deals and most flexible sellers.