November 2025 DFW Housing Market Update: The Shift No One Saw Coming

Four out of five homes in DFW did not sell last month. Yet many people still talk like it is a hot seller’s market. The November 2025 data tells a very different story.

Why This Month’s Data Matters

Prefer to watch instead of read?
I broke down the full November numbers, county-by-county trends, and what they mean for your move in this week’s YouTube update.
If you want the story behind the data—and how buyers and sellers are already adjusting—you can watch the full breakdown here:

This month’s data shows buyers gaining real leverage in DFW for the first time since 2011.

A Market Finally Moving Toward Balance

The November numbers confirm a clear shift. Inventory is rising. Homes are taking longer to sell. Prices in key counties are correcting instead of climbing.

This is not a crash. It is a slow move toward a more balanced market where buyers finally have options and breathing room.

What Changed Compared to Last Year

Compared to November 2024.

• New listings are up 2.5%.

• Total homes for sale are up 7.2%.

• Pending sales are down 1.3%.

• Closed sales are down 0.1%.

So you have more homes sitting on the market and slightly fewer homes going under contract. That is how leverage starts to tilt toward buyers.

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Supply Is Rising Faster Than Sellers Are Listing

Total homes for sale are rising faster than new listings because more homes are just sitting on the market.

New Listings vs. Homes for Sale (The Growing Gap)

New listings only climbed 2.5% year over year. Total homes for sale jumped 7.2%.

If sellers were “flooding” the market, both numbers would move together. Instead, the bigger increase in total homes for sale tells you something simple. Homes are not moving as fast, so inventory builds up.

Why Inventory Keeps Climbing

Pending sales are down 1.3%, and closed sales are down 0.1%. That is a gentle slowdown, not a collapse. But even a small drop in demand can push inventory higher when it lasts for months.

Each month, more listings roll over into the next. Add a few new listings, subtract fewer contracts, and supply steps up another notch.

Pending & Closed Sales Reveal Muted Demand

Pending and closed sales show where real demand sits. Right now, they show buyers are still active but less urgent.

They take longer to choose. They walk away from homes that feel overpriced or underprepared. The result. More active listings and a quieter pace than the last few years.

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Buyers Are Slowing Down. And Getting Pickier

Buyers now move slower, compare more homes, and demand more value from each listing.

Days on Market Jump to 42–47 Days

Median days on market has climbed to 42–47 days, about a 20% increase from last year.

A home that might have gone under contract in 30 to 35 days now takes five to six weeks. That extra time shifts pressure from the buyer’s side to the seller’s side.

Showings per Listing Decline

Showings per listing sit around 4 on average. Some charts peg it closer to 2.9. Either way, that is a soft level of activity.

If you are a buyer, you are not fighting crowds at every showing. If you are a seller, you may notice fewer showings than you expected based on stories from 2021 and 2022.

Shows-to-Pending Hits 9 (A Clear Shift in Buyer Behavior)

Right now, it takes about 9 showings on average to get a pending contract. That is a 12.5% jump from last year.

Buyers are touring more homes before they commit. They compare more options. They negotiate harder. The “see it once and write a full price offer tonight” days are fading in many price ranges.

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The Real Story in One Metric: Months of Supply

Months of supply has climbed to roughly 4.45–5.1 months across major DFW counties, signaling a move toward balance.

County-by-County Breakdown

Here is what months of supply looks like in the four main DFW counties.

• Tarrant County. 3.8 months, flat year over year.

• Collin County. Months of supply up 21%.

• Dallas County. Months of supply up 9%.

• Denton County. Months of supply up 15%.

Counties are not moving in lockstep. Some are closer to a buyer-leaning market, while others sit near balance. That is why a “DFW is doing X” headline never tells the full story for your specific home.

Why Rising MOS = Increased Buyer Leverage

When months of supply climbs, buyers get choices. More homes compete for each ready buyer.

Instead of asking, “How high do we need to go,” you can start asking, “What will it take for this seller to say yes.” That shift shows up in price reductions, seller credits, and more flexible terms.

The Inverse Relationship Between Supply and Prices

Over time, supply and price move opposite each other. Tight supply pushes prices up. Rising supply and softer demand flatten or pull prices down.

That is what you see right now. Months of supply is rising in several counties. In those same areas, prices are correcting from their peaks.

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Prices Are Correcting in Key Counties

Prices are down nearly 8–9% in Collin and Denton, while Dallas and Tarrant are flat.

Collin & Denton See 7.9%–9.3% Declines

Two counties stand out for clear price corrections.

• Collin County. Median prices down about 7.9% year over year.

• Denton County. Median prices down about 9.3% year over year.

These are meaningful adjustments, driven by more inventory and pickier buyers. Sellers who price like it is 2021 are getting a wake-up call in these areas.

Dallas & Tarrant Hold Flat

In Dallas County, prices are up about 0.5%. In Tarrant County, prices are basically flat at 0.0% year over year.

These counties are not dropping yet. They are holding steady as the market works back toward balance.

Median Sales Price Down Nearly $20K YoY

Across the broader DFW region, the median sales price moved from about $418,000 to roughly $397,000 in one year. That is close to a $20,000 drop in the median price.

Not a crash. A correction that lines up with rising supply and softer demand.

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What This Means for Buyers

Buyers have the strongest leverage since 2011, with more choices and a median 4.9% discount off list price.

Strongest Buyer Advantage Since 2011

If you have been waiting for the market to cool down, this is the closest thing you have seen in more than a decade.

You see more active listings. You see fewer bidding wars. You see homes sitting long enough for you to compare, think, and negotiate without panic.

Discounts Averaging 4.9% Off Original List Price

Right now, buyers are getting about 4.9% off the original list price on the median sale.

On a $400,000 home, that is almost $20,000 of room between list and final price. Sometimes that shows up as a lower purchase price. Sometimes it shows up as closing cost help or repair credits. Often it is a mix of both.

Why Planning Now Matters More Than Waiting for Rates

Many buyers ask, “Should I wait for better rates.” Rates matter, but the market around you matters too.

You cannot control interest rates. You can control your plan. A clear strategy helps you match your budget, your timeline, and today’s extra leverage so you can act when the right home hits the market. Waiting without a plan often means missing the windows that are actually in your favor.

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What This Means for Sellers

Four out of five homes did not sell last month, so only well-priced, well-prepped homes are winning.

4 Out of 5 Homes Didn’t Sell This Month

Only about one in five homes actually sold. The rest stayed on the market or expired.

This does not mean your home is doomed. It means the bar for success is higher now. If your pricing, prep, and marketing are average, you blend into the “did not sell” group.

Pricing Strategy Matters More Than Ever

In this kind of market, pricing is a strategy, not a guess.

Price well, and you attract the limited pool of serious buyers. Price too high, and you help your competition look better. The goal is not “cheap.” The goal is “compelling.” The right pricing strategy protects your equity and keeps your home in the top tier of options buyers are willing to see and write on.

Presentation, Prep, and Process Determine Success

Today’s buyers are pickier because they have choices. They want clean, well-maintained, move-in ready homes or a clear value tradeoff if work is needed.

That means your repairs, updates, staging, photos, and marketing plan all matter. A clear, step-by-step listing process turns a stressful sale into a controlled one and puts you in the small group of homes that do sell each month.

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Final Takeaway

DFW is shifting toward a balanced, buyer-leaning market, which makes strategy more important than speed.

The Market Is Shifting — Here’s How to Make the Right Move

The November 2025 data shows a clear pattern.

• Inventory is rising faster than new listings.

• Days on market are up to 42–47 days.

• Months of supply sits around 4.45–5.1 months in major counties.

• Collin and Denton prices are correcting. Dallas and Tarrant are holding flat.

• Buyers are getting about 4.9% off original list prices.

• Four out of five homes did not sell.

If you are a buyer, this is your best window in years to gain control of the process. If you are a seller, you can still win. You just need sharper pricing, better prep, and a proven plan.

Invite to Consult for Personalized Strategy

Your situation will not match the “average.” Your timeline, your neighborhood, and your price point all play a role.

If you want a clear plan for your move in this new DFW market, I am here to help. We will walk through your numbers, your options, and your best strategy so you can move forward with clarity and confidence.