Seven out of ten homes listed for sale in Collin County have undergone a price cut, a rate that puts Murphy, Wylie and Sachse squarely in one of the most buyer-friendly markets in the country.
The Collin County figure comes from real estate analytics firm Parcl Labs, as WFAA first reported Wednesday, Sept. 16. Statewide, roughly 48% of Texas listings have seen price reductions, up from about 40% in April, according to a Sept. 3 Parcl Labs report. Collin County's rate runs well above that average.
The imbalance between sellers and buyers in the Dallas metro is stark. Sellers outnumbered buyers by 108% in August, according to Redfin. Nationally, Redfin called it one of the strongest buyer's markets on record, with the typical home taking 50 days to sell in 2026, up from under a month in 2022.
Pricing is the difference
Joe Atkins, a real estate broker at Joe Atkins Realty in Rockwall, told WFAA that sellers who overprice even slightly are getting punished. He described a Prosper listing priced just over $1 million that drew zero showings in 30 days, while a comparable home listed just under $1 million averaged one showing every 10 days.
"I think sellers in general don't realize where the current market really is versus where it has been," Atkins told WFAA.
Atkins said a seller listing at $315,000 will be invisible to buyers who set a $300,000 search cap, because automated filters exclude the listing entirely.
Failed sellers turn landlord
Owners who cannot sell are increasingly renting their homes instead. Parcl Labs researcher Jason Lewris told WFAA that 12% of single-family homes on the Texas rental market come from owners who tried to sell and could not. Atkins said his firm has leased out more properties in 2026, including luxury homes, than in the previous decade.
Why Texas stands out
Texas housing inventory now sits at roughly twice the level of monthly sales, according to the Parcl Labs report. Dallas, San Antonio, Austin and Houston have accounted for about 15% of all new housing stock added nationally since 2020. That building boom has fueled much of the price-cutting, with homebuilders in those metros slashing prices to move new construction, Lewris told WFAA.
Texas ranks fourth among states on Parcl Labs' Motivated Seller Index, which tracks how quickly and deeply sellers cut prices. Austin ranks second nationally among metro areas. Sherman ranks fifth, driven by data center buildouts and investor speculation in a small housing market, according to Lewris.
Redfin chief economist Daryl Fairweather said in a market assessment that buyers willing to enter the market are prepared to negotiate hard. For Collin County sellers, the data suggests the same: price it right from the start, or plan to cut.
