Is DeSoto, TX a Buyer's Market Right Now?
Last updated: October 25, 2026
Is DeSoto, TX a Buyer's Market Right Now?
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.
DeSoto is not a buyer's market in September 2026. It is balanced, with 4.9 months of supply, up from 3.9 a year earlier (NTREIS). Buyers have more room than last year: homes closed at 93.8% of list and 180 are active. The median price did not move, and the rate did.
Supply rose, contracts fell, and the price stayed at $360,000. Here is what that mix means for your offer, your payment and your timing, based on current conditions.
Is DeSoto a buyer's market right now?
No, but it is moving that way. My rule of thumb: under 4 months of supply favors sellers, over 6 favors buyers, and 4 to 6 is balanced. DeSoto sits at 4.9, a full month higher than September 2025 (NTREIS).
| DeSoto, single family | Sep 2026 | Sep 2025 |
|---|---|---|
| Months of supply | 4.9 | 3.9 |
| Active listings | 180 | 165 |
| New listings | 54 | 63 |
| Pending sales | 29 | 38 |
| Closed sales | 44 | 35 |
| Median days on market | 68 | 78 |
| Sold-to-list ratio | 93.8% | 93.4% |
Source: NTREIS Monthly MLS Summary Report, September 2026. Closed-sales count is the board's projected figure for the month. NTREIS reports MLS sales only, so builder direct sales are not in these numbers.
Closed sales rose because those contracts were signed in July and August, before the rate climbed past 7%. Pending sales are the leading number, and they fell 23.7%.
Are DeSoto home prices dropping?
The median sold price held at $360,000 in both September 2025 and September 2026 (NTREIS). The average fell 3.6%, from $382,393 to $368,596, and the median price per square foot fell 5.3%, from $155.86 to $147.55. The price held while the rate did not.
How much can you negotiate off a DeSoto list price?
DeSoto homes closed at 93.8% of list in September 2026 (NTREIS). On the $360,000 median, that works out to a list price near $383,800 and a sale about $23,800 under ask. That is arithmetic on a median, not a promise on a specific house. A home priced near recent closings gives you less room, and a home priced like 2024 gives you more.
What does a DeSoto buyer pay each month?
With 20% down on the $360,000 median, the loan is $288,000. At the 6.19% rate from a year ago, principal and interest was about $1,762 a month. At the 7.32% Freddie Mac average on October 22, 2026, it is about $1,978.
| $288,000 loan, 30-year fixed, 20% down | Rate | P&I per month | APR |
|---|---|---|---|
| A year ago | 6.19% | $1,762 | 6.26% |
| Today | 7.32% | $1,978 | 7.40% |
Same house, same price, $216 more a month, or $2,592 a year. APR 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. Rates shown are Freddie Mac weekly averages, not quoted rates. Rate source: Freddie Mac Primary Mortgage Market Survey, October 22, 2026. Envision Home Lending LLC, NMLS #2619789.
Should you wait for a better deal in DeSoto?
Waiting for rates is a losing bet when the price does not fall. A buyer who waited from September 2025 to September 2026 got the same $360,000 median and a rate 113 basis points higher. A $5,000 price cut on this loan lowers the payment by only about $27 a month, so a seller credit toward a rate buydown often does more. Compare how the neighbors moved: Cedar Hill's median fell 9.3%, Waxahachie's rose 2.0%, and Midlothian's fell 4.2%. Browse what is active now in DeSoto homes for sale.
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FAQ: buying in DeSoto
Is it a good time to buy a house in DeSoto?
Supply is up to 4.9 months and homes close about $23,800 under ask on the median (NTREIS), so you have more room to negotiate than a year ago. The rate is higher, so run your own payment before you decide.
How many homes are for sale in DeSoto?
There were 180 active single-family listings in September 2026, up 9.1% from 165 a year earlier (NTREIS). New listings fell from 63 to 54, so the extra inventory comes from homes sitting longer.
How long do DeSoto homes stay on the market?
The median was 68 days in September 2026, down from 78 a year earlier (NTREIS). That count is listing to contract.
Will DeSoto prices drop next year?
Nobody can promise that. The median was flat at $360,000 over the last twelve months, and pending sales fell 23.7%. Fewer contracts can pressure prices, but it can also thin out new listings.
Should I use the builder's lender or my own?
Compare both Loan Estimates line by line, including the APR and who pays for the incentive. Bring your own agent to any model home, because the sales rep there works for the builder.
Data sources: NTREIS Monthly MLS Summary Report, September 2026; Freddie Mac Primary Mortgage Market Survey, October 22, 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.
