Last updated: October 23, 2026

Will Your DeSoto, TX House Sell for Asking Price?

By Steven J. Thomas, Broker, Refind Realty DFW · Loan Officer, Envision Home Lending LLC, NMLS #689220. Baylor financial planning degree, 20+ years in financial services.

Most DeSoto homes that closed in September 2026 sold for 93.8% of list price (NTREIS). On the $360,000 median, that is about $23,800 under ask. Supply rose from 3.9 to 4.9 months in a year, so buyers have room to negotiate and sellers need a price built on signed contracts. Based on current conditions.

The DeSoto median sold price was $360,000 in September 2025 and $360,000 in September 2026. The price held. The gap between what sellers asked and what buyers paid is where the money went, and it is the number to know before you set your list price.

How far below asking did DeSoto homes sell in September 2026?

DeSoto single-family homes closed at 93.8% of list price in September 2026, up from 93.4% a year earlier (NTREIS). A home listed at $383,800 that closes at that ratio brings $360,000, which is $23,800 under ask. That is an illustration of the ratio, not a prediction for your house.

Southwest DFW town	Sold-to-list, Sep 2026
Glenn Heights	92.5%
DeSoto	93.8%
Mansfield	94.5%
Waxahachie	94.8%
Duncanville	95.0%
Cedar Hill	95.3%
Midlothian	95.7%
Lancaster	95.8%
Red Oak	95.8%

DeSoto has the second-lowest ratio of the nine towns, ahead of only Glenn Heights. The DFW metro closed at 93.9% (NTREIS, September 2026). Source: NTREIS Monthly MLS Summary Report, September 2026.

Why are DeSoto sellers closing below list price?

More homes are waiting for fewer buyers. Active listings rose 9.1% to 180, new listings fell 14.3% to 54, and pending sales dropped from 38 to 29 (NTREIS, September 2026). Months of supply went from 3.9 to 4.9, which is balanced territory.

DeSoto, single family	Sep 2026	Sep 2025
Median sold price	$360,000	$360,000
Median price per sq ft	$147.55	$155.86
Active listings	180	165
Pending sales	29	38
Median days on market	68	78
Months of supply	4.9	3.9

Homes that sell are selling faster, 68 days against 78. The pending number tells you contracts are thinner. I read that as buyers being selective. Homes priced to the signed contracts close. Homes priced to last year's buyers sit with the other 180.

What do DeSoto buyers pay each month, and why does it cap your price?

A buyer at the $360,000 median with 20% down borrows $288,000. At the 7.32% Freddie Mac average on October 22, 2026, principal and interest runs about $1,978 a month with an APR of about 7.40%. A year ago the same loan at 6.19% cost about $1,762, with an APR of about 6.26%.

That is $216 more a month, or $2,592 a year, on the same house. Buyers feel that number first, and they feel it when they write the offer. APR here assumes $1,495 in lender fees, no points, 15 days of prepaid interest and no mortgage insurance. Principal and interest only, before taxes and insurance. Rate source: Freddie Mac Primary Mortgage Market Survey, October 22, 2026. Envision Home Lending LLC, NMLS #2619789.

How do I price my DeSoto house to land closer to list?

Price from a walk-through of your house and the contracts signed on your street, not from an online estimate. An estimate cannot see your roof, your kitchen or the house across the street that just sold. Three steps move your sold-to-list ratio:

• Start from pending and sold homes of your size within a mile, not from active listings.
• Fix inspection items before you list, so a repair request does not turn into a price cut after the option period.
• List at a price that earns showings in week one. DeSoto homes that close do it at a median of 68 days, and the first two weeks decide how many offers you see.

Your Home Selling Score gives you the number to start from. Get your free Home Selling Score and see what your DeSoto house is worth in this market.

For more on timing, read what fewer signed DeSoto contracts mean for sellers and how long a DeSoto sale takes. The DeSoto, TX page shows how I work in this town, and DeSoto home values gives the wider picture.

FAQ: selling a house in DeSoto

Is DeSoto a seller's market right now?

DeSoto had 4.9 months of supply in September 2026 (NTREIS), which is balanced. A year earlier it was 3.9. Buyers have more choice and sellers have more competition.

Did DeSoto home prices fall in 2026?

The median sold price was $360,000 in September 2026 and $360,000 in September 2025 (NTREIS). The median price per square foot slipped 5.3%, from $155.86 to $147.55, which reflects the mix of homes that sold.

How many DeSoto homes are for sale?

There were 180 active single-family listings and 29 pending sales in September 2026 (NTREIS).

How much do Texas sellers cut their price?

The statewide median seller price cut was $13,000, or 3.6% of the initial list price, in July 2026, according to the Texas Real Estate Research Center's Texas Housing Insight report. DeSoto's September gap was about 6.2% of list.

Should I wait until spring to list my DeSoto home?

Nobody can promise spring will pay more. Waiting means carrying your mortgage, taxes and insurance for every month you hold, while buyers face a rate that is 113 basis points higher than a year ago.

Data sources: NTREIS Monthly MLS Summary Report, September 2026; Freddie Mac Primary Mortgage Market Survey, October 22, 2026; Texas Real Estate Research Center, Texas Housing Insight, September 2026.

Steven J. Thomas · Broker, Refind Realty DFW · TREC Broker License #0657467 · Loan Officer, Envision Home Lending LLC · NMLS #689220 · Company NMLS #2619789. Call or text 972-846-9170. Equal Housing Opportunity. Information About Brokerage Services and the Consumer Protection Notice are available at trec.texas.gov. Market data reflects current conditions and is not a guarantee of price or timeline.