Allen, Texas Housing Market

How much can you negotiate in Allen?

Only 37 out of every 100 homes for sale have found a buyer. The other 63 are still waiting. Your offer may be the only one on the table. About 1 in 3 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.

A typical Allen home takes 43 days to find a buyer. Half of them take even longer. That is 20% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago. There are 417 homes for sale in Allen. That is 10.2 times the tightest month on record, but below the peak of 560. Supply is shrinking against last year.

What to do about it

• Search Allen homes listed 60+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• Ask the seller to pay closing costs.
• You can lose a few offers here and still win.

Is now a good time to buy in Allen?

Asking prices are 13.4% below their Jun 2023 peak. You are not buying at the top. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house. Allen prices rose in only 75 of the last 108 months. This market goes up and down. Timing matters here. Growth will not rescue a bad price.

This market is turning. Which way is not settled yet. Check the monthly numbers above before you commit.

What numbers should you underwrite a Allen deal with?

• Price growth to assume — +4.0%/yr. 1 year: -2.5% · 5 years: +4.0% · ten years: +4.7%. The five-year and ten-year rates agree. That is a durable trend, not a boom artifact. It is a fair long-run input. Measure growth per square foot. Allen median list price grew 2.1% a year, but price per square foot grew 4.7%. The gap is smaller homes, not weaker growth. The house you buy will not shrink. The one-year rate is a timing signal. It is not an underwriting input.
• Months of carrying cost — 2. A typical home takes 43 days to sell. Budget that long when you exit or refinance. It is 20% slower than a year ago.
• Odds you cut your price to sell — 1 in 3. About 32% of homes on the Allen market right now have already cut their asking price. Assume you are one of them when you sell. Do not underwrite an exit at your asking price.
• Comp on this, not median price — $226/sqft. The typical Allen listing shrank from 3,753 to 3,137 sqft since Jul 2016. So median price hides real growth: 58% per sqft versus 22% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — -9%. That is how much the number of homes for sale shrank in a year. Your resale will face a smaller crowd than today's comps did.

Is Allen a buyer's or seller's market in 2026?

Yes, if you negotiate. Buyers have the upper hand in Allen right now. 0.37 out of every 100 homes for sale have a buyer, 32% of sellers have cut their price, and a typical home takes 43 days to sell.

Are Allen home prices going up or down?

Asking prices are 13.4% below their Jun 2023 peak. You are not buying at the top. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house.

What price growth should I assume for Allen?

+4.0%/yr. 1 year: -2.5% · 5 years: +4.0% · ten years: +4.7%. The five-year and ten-year rates agree. That is a durable trend, not a boom artifact. It is a fair long-run input. Measure growth per square foot. Allen median list price grew 2.1% a year, but price per square foot grew 4.7%. The gap is smaller homes, not weaker growth. The house you buy will not shrink. The one-year rate is a timing signal. It is not an underwriting input.

How fast are homes selling in Allen?

A typical Allen home takes 43 days to find a buyer. Half of them take even longer. That is 20% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago.