Last month we said one month of flat price cutting does not make a pattern, and that we would see whether it held. It held.
27.5 percent of active DFW listings had a price reduction in September, essentially unchanged from August's 27.51 percent and down from July's peak of 28.3 percent. The share climbed every month from January through July. It has now stopped climbing for two months running.
That Is Not the Whole Story
Two other numbers moved in the other direction. Median days on market reached 62 in September, up from 58 in August, the highest figure of the year so far. Homes are taking longer to sell even as the share of sellers cutting their price stops rising.
Pending listings fell harder than that. There were 8,959 pending listings in September, down 12.5 percent from August and down 8.1 percent from a year earlier. Fewer homes are moving into contract than at any point this year.
Put together, the price cutting may have found its level, but demand is still cooling underneath it. Fewer buyers are signing contracts, and the ones who do are taking longer to get there.
Prices and Supply
The median list price across the metro was $422,495 in September, down 0.6 percent from August and down 0.6 percent from a year ago. Active listings stood at 29,364, down slightly month over month and down 2.4 percent year over year. New listings fell too, to 8,938, which is the normal fall slowdown in sellers coming to market rather than anything unusual.
If You Are Buying
The price cutting has not gone away, it has just stopped getting worse month after month. More than a quarter of what is on the market has already been reduced once, so the listed price is still a starting point rather than a verdict. With pending sales down and days on market up, you have time you did not have a year ago. Use it.
If You Are Selling
Listing today means competing against homes that have already taken a cut and buyers who are in no hurry. The days on market number says it plainly, this is not the spring market. Price with intention from day one rather than testing a high number and chasing it down. The homes still sitting past two months are almost always the ones that started too high.
What We Are Watching
Whether the price cut share stays flat into the winter or starts climbing again once the next batch of sellers lists. Two months of flat is a pattern worth noting, not yet a trend worth betting on.
Ready to Talk?
Metro numbers are a backdrop, not an answer. What matters is your street, your price point, and your timeline. If you want to know what these figures mean for your specific home, call Nick at (469) 456-8290.
All figures from Realtor.com's Residential Inventory Core Metrics, Metro History dataset for the Dallas-Fort Worth-Arlington, TX metro area (CBSA 19100), updated September 30, 2026 with data through September 2026.