How Far Below Asking Do Duncanville, TX Homes Sell?
How Far Below Asking Do Duncanville, TX Homes Sell?
Last updated October 29, 2026
Duncanville homes closed at 95.0% of list price in September 2026, per NTREIS. On the $298,000 median sold price, that is about $15,700 under the last list price. Based on current conditions, that gap is worth about $86 a month on a 20%-down loan, more than a quarter-point of rate.
Waiting for rates is a losing bet when the price is the part you can negotiate. Here is what Duncanville buyers paid in September, what it does to a payment, and where your offer has room.
How far below asking do Duncanville homes sell?
The median Duncanville home closed at 95.0% of its list price in September 2026. Working back from the $298,000 median sold price, that puts the typical list price near $313,700 and the typical discount near $15,700. Half of the homes did better than that for buyers and half did worse, so treat it as a starting point (NTREIS, September 2026).
| Duncanville, single family | Sep 2026 | Sep 2025 |
|---|---|---|
| Median sold price | $298,000 | $349,250 |
| Closed sales | 32 | 20 |
| Pending sales | 10 | 15 |
| Active listings | 64 | not published |
| Days on market | 45 | 49 |
| Months of supply | 3.1 | 3.6 |
| Sold-to-list ratio | 95.0% | not published |
Source: NTREIS Monthly MLS Summary Report, September 2026, released October 7, 2026. MLS sales only; builder direct sales are not included. A median on 32 sales moves with the mix of homes sold, so read the direction, not the decimal.
What does that discount do to your monthly payment?
Freddie Mac put the 30-year fixed at 7.32% on October 22, 2026. On a $298,000 Duncanville home with 20% down, principal and interest is about $1,638 a month, with an APR near 7.41%. Pay the $15,700 less than a typical list price and the payment drops about $86. Every $10,000 off the price saves about $55 a month at that rate.
APR assumes $1,495 in lender fees, no points and 15 days of prepaid interest. Principal and interest only; taxes, insurance and HOA are extra. Rates come from the Freddie Mac Primary Mortgage Market Survey and are not a quote.
Is a Duncanville payment higher or lower than a year ago?
Lower, on the median house. A year ago the median sold price was $349,250 and the 30-year fixed was 6.19%. That payment was about $1,709 with 20% down, APR near 6.26%. Today's median is $298,000 at 7.32%, about $1,638. So the median payment is about $71 less than it was, even though the rate is 113 basis points higher.
Be careful with that comparison. The September median fell 14.7%, and more of the sales were smaller, lower-priced homes. Your house is not the median house. Run the payment on the address you are looking at, not on an average.
How much room do you have to negotiate in Duncanville?
Duncanville has 3.1 months of supply, which sits on the seller-leaning edge of balanced. Pending sales fell to 10 from 15, so fewer buyers are signing. Homes sold in a median of 45 days. Based on current conditions, you have room, but not the room you would have in a market at 5 or 6 months of supply.
- Offer against the closed sales. Ask for the last three closed sales within a mile before you pick a number. The 95.0% ratio is a median, so a clean house in a good block may close higher.
- Ask for a seller credit. A credit toward closing costs or a rate buydown can be worth more to your monthly payment than a small price cut. A half-point lower rate, 6.82% instead of 7.32%, saves about $80 a month on a $238,400 loan.
- Compare your lenders on the same day. Quotes on the same day differ, and a quarter-point is real money over 30 years.
- Keep your cash for closing. If a parent is helping with the down payment, read how gift funds work for a Duncanville buyer before you write the offer.
For more on how other corridor towns compare, see how far below asking Glenn Heights homes sell. For the strategy behind the offer, read the DFW buyer's playbook for negotiating price and how to get seller concessions and rate buydowns.
What should you do before you make an offer?
Get a real payment on a real address. A pre-approval tells you what you qualify for. A payment run tells you what you can live with, with taxes and insurance in the number. I am licensed as a broker and as a loan officer, so I run the offer and the loan side by side. Get pre-approved in minutes and bring a house you are watching.
Frequently asked questions
Are Duncanville home prices going down?
The September median sold price fell 14.7% to $298,000 from $349,250. That median came from 32 sales and reflects which homes closed, so it does not mean every Duncanville house lost 14.7%. Compare closed sales near the house you want.
How long do Duncanville homes take to sell?
The median was 45 days on the market in September 2026, down from 49 a year earlier (NTREIS). Pace shifts block by block and by price range.
Can I ask the seller to pay my closing costs in Duncanville?
You can ask. Loan type sets the limit on seller contributions. Your loan officer can tell you the cap for your program before you write the offer.
Is a 95% sold-to-list ratio good for buyers?
It means the median home closed about 5% under its last list price. That leaves room to negotiate, and it is a median, not a promise on any one house.
Should I wait for mortgage rates to drop before buying in Duncanville?
Nobody can say where rates go next. A half-point drop saves about $80 a month on a $238,400 loan, and a price cut or seller credit can do the same today. If rates fall later, a refinance is an option, subject to closing costs and qualification.
About the author. Steven J. Thomas, Broker, Refind Realty DFW · Loan Officer, Envision Home Lending LLC, NMLS #689220. Steven has a financial planning degree from Baylor and more than 20 years in financial services, and he has worked real estate in Southwest DFW for over 14 years.
Market figures are based on NTREIS data for single-family homes and are not a guarantee of future prices or timelines. Rates and payments are examples, principal and interest only, not a rate quote or loan offer; subject to qualification. Steven J. Thomas, Refind Realty DFW, TREC Broker License #0657467. Company NMLS #2619789. Equal Housing Opportunity. Read the TREC Information About Brokerage Services and Consumer Protection Notice.
