Last updated: October 20, 2026

DeSoto TX Pending Home Sales Fell 24%: Sellers, Read This

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.

Fewer buyers are signing. DeSoto had 29 pending sales in September 2026, down 23.7% from 38 a year earlier (NTREIS). Closed sales rose to 44 because those contracts were signed in July and August, before the 30-year rate reached 7.40%. If you list now, you compete for fewer buyers than last year's closings suggest.

Most agents will quote you DeSoto's median sold price of $360,000, flat from a year ago, and tell you the market held. That number looks backward. A walk-through prices your house against the contracts being signed now, and in DeSoto those fell.

Why did DeSoto pending sales fall while closed sales rose?

A closing is a contract signed weeks earlier. DeSoto's 44 closed sales in September 2026, up 25.7% from 35, came from summer contracts. The 29 pending sales are September's signings. Freddie Mac's 30-year average stood at 7.40% on October 15, 2026, against 6.27% a year earlier.

DFW as a whole shows the same split. Pending sales across the metro fell 19%, from 6,861 to 5,536, in the NTREIS September 2026 summary report released October 7, 2026. Based on current conditions, DeSoto's October closings are likelier to follow September's pending count than to repeat 44.

How many DeSoto homes compete with yours for each signed contract?

In September 2026, DeSoto had 180 active listings and 29 pending sales, about 6.2 listings for every contract signed. A year earlier it was 165 active listings and 38 pending, about 4.3. That ratio is my arithmetic on NTREIS counts. More sellers per buyer means your price carries more of the weight.

DeSoto, single family	Sep 2026	Sep 2025	Change
Pending sales	29	38	-23.7%
Closed sales	44	35	+25.7%
Active listings	180	165	+9.1%
New listings	54	63	-14.3%
Median days on market	68	78	-10 days
Months of supply	4.9	3.9	+1.0
Median sold price	$360,000	$360,000	0%
Sold-to-list ratio	93.8%	93.4%	+0.4 pts

Source: NTREIS Monthly MLS Summary Report, September 2026, released October 7, 2026.

New listings fell from 63 to 54, so fewer sellers are coming on. The ones already listed are staying longer. For the full count behind that, read how many DeSoto homes compete with yours.

What does a 7.40% rate do to the payment on a $360,000 DeSoto home?

On the September median of $360,000 with 20% down, principal and interest is about $1,994 a month at 7.40% (7.48% APR). At last year's 6.27% it was about $1,777 (6.34% APR). That is $217 more every month for the same house, and it is the number your buyer is pricing in.

Rates are Freddie Mac Primary Mortgage Market Survey weekly averages for October 15, 2026, from freddiemac.com/pmms, not quoted rates. The loan is $288,000. Payments cover principal and interest only, not taxes, insurance, or HOA dues. APRs assume $1,495 in lender fees, 0 points, and 15 days of prepaid interest, with no mortgage insurance. This is an illustrative example, not a loan offer or a rate lock. Steven J. Thomas, NMLS #689220, Envision Home Lending LLC, Company NMLS #2619789.

How should DeSoto sellers price when fewer contracts are being signed?

Price against what buyers signed in the last 30 days, not what closed last month. In DeSoto that means comparing your house to the 29 pending contracts and the 180 homes still active, then deciding where you sit. A walk-through finds that number. An online estimate cannot.

The median held at $360,000 while the median price per square foot fell 5.3%, from $155.86 to $147.55. My read is that updated homes are the ones closing, and that mix keeps the median flat. A buyer at 93.8% of list is closing about $23,800 under asking on a $360,000 sale. That figure is my arithmetic: it implies a list price near $383,800.

Two checks before you pick a number. Pull the pending sales in your price band and measure how far each contract sat from its list price. Then look at how long the closest active listings have sat against DeSoto's 68-day median. If you want the longer view first, see what DeSoto home values did over two and three years, or read about DeSoto, TX real estate and the DeSoto selling process.

Zillow misleads sellers on exactly this point. It cannot see the 29 contracts. Get your free Home Selling Score and see where your house sits against them.

FAQ: DeSoto pending home sales

Should I wait until spring to list my DeSoto home?

Nobody can promise spring will be better. Today supply is 4.9 months against 3.9 a year ago, and a 7.40% rate adds $217 a month to the median home. Waiting also means carrying your mortgage, taxes, and insurance for each month you hold.

Does a drop in pending sales mean DeSoto prices will fall?

Pending sales show up as fewer closings first. DeSoto's median sold price was flat at $360,000 in September 2026, and the price per square foot fell 5.3%. Price direction over the next several months is not something anyone can promise.

How far below list price do DeSoto homes sell?

DeSoto homes closed at 93.8% of list in September 2026, up from 93.4% a year earlier (NTREIS). On a $360,000 sale that is about $23,800 under asking.

How long does it take to sell a house in DeSoto right now?

The median was 68 days on market in September 2026, down from 78 a year earlier (NTREIS). The full DeSoto time-to-sell breakdown covers listing to closing.

Is DeSoto slower than the rest of DFW?

Slightly. DeSoto had 4.9 months of supply and 68 days on market, against 4.3 months and 62 days for the DFW metro (NTREIS, September 2026). DeSoto pending sales fell 23.7% against 19% for the metro.

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.