Last updated: October 20, 2026

DFW New Build List Price vs Sold Price: The $99K Gap

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.

DFW new builds listed at an average of $570,660 and closed at an average of $472,100 in September 2026, a gap close to $99,000, per Scribner DFW's analysis of NTREIS data. That compares asking prices to closed prices on different homes, so it is not your discount. Closed new builds averaged 93.5% of original list.

The builder's rep works for the builder. Nobody in the model home works for you unless you bring your own agent. The price on the sign is the builder's number, and the gap between that number and what closes is where your room to negotiate sits.

How far below list price do new builds sell in DFW?

Scribner DFW's October 12, 2026 brief, built on NTREIS data as of September 30, 2026, reports new builds selling at 93.5% of original list after 86 days on market. Resale homes also hold 93.5% of original list but sell in 61 days. Per house, the discount is similar. The pace is what differs.

DFW, September 2026	New construction	Resale
Average list price	$570,660 (+4.2% year over year)	$523,120 (-7.1%)
Average sold price	$472,100 (+3.0%)	$465,500 (+2.3%)
List-to-sold gap	about $99,000	about $58,000
Sold vs original list	93.5%	93.5%
Days on market	86	61

Source: Scribner DFW, "DFW Market Brief, September 2026," October 12, 2026. Data: NTREIS as of September 30, 2026.

Why is the new-build gap wider than the resale gap?

Builder list prices rose 4.2% in a year while resale list prices fell 7.1%. Builders are holding the sticker and sellers of existing homes are lowering theirs. Closed prices rose 3.0% for new builds and 2.3% for resale, so the gap widened on the new-build side.

Part of the gap is mix. The averages compare today's asking prices on active listings to prices on homes that closed, and larger, higher-priced homes sit in the active count. That is my read, not a figure from the brief. It is also why the $99,000 does not come off your price.

What does the list-to-sold gap do to a monthly payment?

With 20% down at 7.40%, principal and interest on the $570,660 average list price is about $3,161 a month (7.46% APR). On the $472,100 average sold price it is about $2,615 (7.47% APR). The $546 monthly difference is my arithmetic on two averages, not a quote on any one home.

The rate is the Freddie Mac Primary Mortgage Market Survey weekly average for October 15, 2026, from freddiemac.com/pmms, not a quoted rate. The loans are $456,528 and $377,680. 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.

What should you ask a builder for before you ask for a lower price?

Ask for a rate buydown or a closing cost credit before you ask the builder to cut the base price. A base price cut lowers the number for every buyer in the community. An incentive stays between you and the builder, and a buydown works on your payment. Get it in writing with an expiration date.

Check the builder's registration rule before your first visit, because some builders will not pay an agent who arrives after you have toured alone. For what builders trade at the table, read how to negotiate a Midlothian new build. To compare the builder's lender with your own, see preferred lender versus outside lender. Closing cost credits have limits, covered in how closing cost contributions work on a new build.

Does a Midlothian new build price like a Midlothian resale?

No. Midlothian's September 2026 resale median was $470,000, down 4.2% from $490,500, with 4.6 months of supply and 83 days on market (NTREIS). Those city tables leave out builder direct sales. A Midlothian new build prices off the builder's sheet, so the resale median is a comparison point, not a quote.

Midlothian resale homes closed at 95.7% of list with 293 active listings. For the corridor view, see Midlothian, TX real estate. If you are comparing builders, the free New Construction Buyer Guide lists what to ask before the first visit.

FAQ: DFW new build prices

Is a builder's list price negotiable in DFW?

Sometimes. Closed new builds averaged 93.5% of original list, so sales closed below the first sticker. What a buyer gets varies by builder and community, and incentives are more common than base price cuts.

Should I use the builder's lender?

Compare Loan Estimates with the incentive subtracted. A lender credit only helps if the rate and fees underneath it hold up against an outside quote. I am licensed as both a broker and a loan officer, so I read the contract and the Loan Estimate together.

Do I need my own agent to buy a new build?

The sales rep represents the builder. Your agent represents you. Builders commonly pay the buyer's agent, so confirm that with the builder in writing before your first visit.

Are DFW new build prices rising?

Average list price was up 4.2% year over year to $570,660 in September 2026, and average sold price was up 3.0% to $472,100 (Scribner DFW, NTREIS data).

How long do DFW new builds take to sell?

New builds averaged 86 days on market in September 2026, against 61 days for resale (Scribner DFW, NTREIS data).

Do city market reports include builder sales?

The NTREIS city tables I quote cover MLS sales and leave out builder direct sales. A city median can understate what a new build costs there.

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.