Last updated October 27, 2026

DeSoto homes closed at 93.8% of list price in September 2026, per the NTREIS monthly report. On the $360,000 median sale, that is about $23,800 under the original asking price. The number is a market-wide average. A home priced right in week one closes closer to list. A home priced at last year's number sits.

Most agents will tell you to "price high and leave room to negotiate." In DeSoto, the room is already in the data, and it costs you days. Pricing takes a walk-through, not an online estimate. Here is the math.

Do DeSoto sellers have to cut their price right now?

Many do, because supply is up. DeSoto had 4.9 months of supply in September 2026, up from 3.9 a year ago, with 180 active listings versus 165 (NTREIS, September 2026). New listings fell 14% to 54, so fewer sellers are coming on, but the ones already listed are staying put. Median days on market was 68, down from 78.

What does 93.8% mean for my list price?

It means the typical DeSoto sale closed about 6.2% under list. Apply that ratio to your list price and you see the gap in dollars. Each 1% of list price on a $400,000 home is $4,000.

List price	Close at 93.8%	Gap to list
$350,000	$328,300	$21,700
$400,000	$375,200	$24,800
$450,000	$422,100	$27,900

Illustration only. It applies DeSoto's September 2026 average sold-to-list ratio (NTREIS) to three list prices. Your home will not close at exactly this ratio, and results depend on condition, price and timing.

Why do some DeSoto homes close closer to list?

Condition and price. DeSoto's median sold price held at $360,000 from September 2025 to September 2026, while the median price per square foot slipped 5.3% to $147.55 from $155.86 (NTREIS). Flat median, falling price per foot: the updated homes are the ones closing at the median. Dallas agent Douglas Newby told D Magazine in its September 21, 2026 market report that homes not updated in 15 to 30 years are harder to sell. Texas sellers' median price cut was $13,000, or 3.6% of the initial list price, in July 2026 (Texas Real Estate Research Center, Texas Housing Insight, September 2026).

Is the Zestimate a safe starting point for my DeSoto list price?

No. An online estimate does not see your kitchen, your roof or your street. Zillow publishes its own error rate for homes that are not on the market. Read the breakdown in is the Zestimate accurate for a DeSoto home, then compare it with a walk-through number.

What should a DeSoto seller do before listing?

1. Pull the sold comps from the last 90 days within a mile, not the active listings.
2. Compare your home with the 180 active DeSoto listings, because those are the homes your buyer will tour the same weekend.
3. Walk the house with a pricing eye: roof, HVAC, paint, floors, kitchen.
4. Decide on net proceeds first, then work back to a list price. If you also need to buy or build, read what a cash offer versus a listed sale nets in DeSoto.

Midlothian sellers face the same gap at a different level. The numbers are in why Midlothian homes sell below asking.

The fastest way to get a real number is a walk-through. Get your free Home Selling Score and you will see where your home sits against the current DeSoto market. For the wider picture, start at DeSoto real estate or check what your DeSoto home is worth today.

Frequently asked questions

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 Monthly MLS Summary Report, September 2026). That is a median across all prices. Your timeline depends on price and condition.

Should I list high to leave room to negotiate?

The data points the other way. DeSoto buyers' agents see the same comps you do. A list price above the comps adds days on market, and a home that sits draws lower offers. Based on current conditions, pricing at market in week one is the stronger position.

Should I wait until spring to list?

Nobody can promise spring prices. What you can see today is that new DeSoto listings fell 14% year over year, so you compete with fewer new sellers now (NTREIS, September 2026). Run your net proceeds at today's numbers and decide from there.

Does 93.8% apply to every price range in DeSoto?

No. It is a citywide single-family average on 44 closed sales in September. A small sample moves with the mix of homes that closed, so use the direction, not the decimal.

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Steven J. Thomas, Broker, Refind Realty DFW · Loan Officer, Envision Home Lenders, NMLS #689220. Steven holds a Baylor financial planning degree and has 20+ years in financial services, 14+ in Texas real estate. Market figures are based on current conditions and are not a guarantee of price, timeline or outcome. Texas Real Estate Commission Information About Brokerage Services and Consumer Protection Notice are available at trec.texas.gov.