Arlington, Texas Housing Market

How much more is for sale in Arlington than before the pandemic?

There are 858 homes for sale in Arlington, 44% more than in 2017–2019 at this time of year. The build-up is biggest in 76011 (66 for sale, 175% above its 2017–2019 level) and 76015 (25 for sale, 134% above its 2017–2019 level). More choice means you can walk away from any home priced for the market of three years ago.

How much can you negotiate in Arlington?

For every 100 homes still for sale, 37 are under contract. In 2017–2019 at this time of year it was 88. The rest are still waiting for a buyer. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.

The typical Arlington listing has been on the market 59 days. That is 9% longer than a year ago. There are 858 homes for sale in Arlington. That is 6.7 times the tightest month on record, but below the peak of 911. Supply is steady against last year.

What to do about it

• Start in 76006, 76011, and 76016, the softest ZIP codes in Arlington: in 76006, 42% of sellers have cut and the typical listing has been up 75 days.
• Filter for listings older than 60 days with a price cut, and offer below the reduced price.
• Keep your inspection and financing contingencies.

How does Arlington compare with other Texas markets?

Ranked among the 77 Texas markets we track:

• Asking price: 36th cheapest of 77. Arlington is at $343,801. Closest: Fort Worth and Tyler.
• Buyer competition: 15th most competitive of 67. Arlington is at 0.37 buyers per home. Closest: Lancaster and Mansfield.
• Time on market: 28th shortest time on market of 77. Arlington is at a median of 59 days on market. Closest: Coppell and Wylie.
• Price cuts: 26th most price cuts of 77. Arlington is at 28% of sellers cutting. Closest: Pearland and Irving.

Who will rent from you in Arlington?

In Arlington, 45 out of every 100 households rent. That is nearly half. That share has held steady for five years. Arlington added about 4,400 renter households in five years. Renter households here average 2.5 people. Families rent here. Buy bedrooms. Studios will sit.

Households grew 5% in five years. The housing stock grew 4%. The two are moving in step. 7.0% of homes sit empty. That is normal for a healthy market.

The median Arlington household earns $78,814 a year. Incomes here have grown 4.7% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 4.4 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. At 30% of income, a tenant on the median income can pay about $1,970 a month.

To see what one Arlington address would rent for and cash flow, run it through the app.

Is now a good time to buy in Arlington?

The median asking price is 9.6% below its Apr 2023 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Arlington prices have risen in 84 of the last 111 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.

What numbers should you underwrite an Arlington deal with?

• Price growth to assume — +2.2%/yr. Arlington grew 5.2% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Arlington grows about 2.2% a year. That is the number to type in. Prices fell 3.3% over the last year. Use it for timing. The five-year rate is the better guide.
• Odds you cut your price to sell — 1 in 4. 28% of Arlington listings have cut their asking price. Underwrite your exit below asking.
• Comp on price per square foot — $180/sqft. The typical Arlington listing shrank from 2,471 to 1,965 sqft since Jul 2016. So median price hides real growth: 68% per sqft versus 40% on the median. Comp on median price and you will overpay for small homes.

Read what days on market tells you about leverage and how we read these numbers, then run the numbers on a deal.

What is the median home price in Arlington?

The median asking price in Arlington is about $344,000 as of Sep 2026, down 4.6% from a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Arlington figures cover the 19 ZIP codes with an Arlington mailing address, which can reach past city limits.

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

Buyers have more room in Arlington than usual. We compare Arlington with 2017–2019 at this time of year: there are 37 pending sales per 100 listings, against 88 then; there are 44% more homes for sale; the typical listing has been up 31% more days.

Are Arlington home prices going up or down?

The median asking price is 9.6% below its Apr 2023 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

Which Arlington ZIP code has the most negotiating room?

76006. Only 19 homes under contract for every 100 still for sale. 42% of sellers there have cut their price, and the typical listing has been up 75 days.

What is the best month to buy a house in Arlington?

Across 9 full years, Arlington asking prices ran lowest in January, about 3.5% below the year's average. They peaked in June. The most homes for sale show up in August, about 20% above the yearly average.

What is the fair market rent in Arlington?

HUD's fiscal year 2026 fair market rent for Tarrant County is $1,723 a month for 2 bedrooms and $2,273 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.