Denton, Texas Housing Market

What stands out in Denton?

• Homes for sale are 62% above 2017–2019: among the biggest inventory build-ups since 2017–2019 of 765 tracked cities. Buyers have far more choice than before the pandemic.

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

There are 564 homes for sale in Denton, 62% more than in 2017–2019 at this time of year. That count is down 4% on last year, with 186 new listings this month. The build-up is biggest in 76201 (49 for sale, 345% above its 2017–2019 level) and 76205 (51 for sale, 101% above its 2017–2019 level). More choice means you can walk away from any home priced for the market of three years ago.

Is housing keeping up with Denton's growth?

The population in Denton's ZIP codes grew 10.2% over five years, faster than 84% of the cities we track. Households (+19.7%) grew faster than housing (+16.7%). Demand is outrunning supply. Homes for sale are 62% above 2017–2019 at this time of year.

How much can you negotiate in Denton?

For every 100 homes still for sale, 31 are under contract. In 2017–2019 at this time of year it was 68. The rest are still waiting for a buyer. About 1 in 3 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.

Denton listings spend a median 60 days on the market. That is 5% shorter than a year ago. There are 564 homes for sale in Denton. That is 13.1 times the tightest month on record, but below the peak of 610. Supply is shrinking against last year.

What to do about it

• Start in 76201, 76205, and 76209, the softest ZIP codes in Denton: in 76201, 35% of sellers have cut and listings spend a median 79 days on the market.
• 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 Denton compare with other Texas markets?

Ranked among the 77 Texas markets we track:

• Asking price: 35th priciest of 77. Denton is at $374,638. Closest: College Station and Pflugerville.
• Buyer competition: 29th most competitive of 67. Denton is at 0.31 buyers per home. Closest: New Braunfels and Pearland.
• Time on market: 31st shortest time on market of 77. Denton is at a median of 60 days on market. Closest: Wichita Falls and Carrollton.
• Price cuts: 14th most price cuts of 77. Denton is at 30% of sellers cutting. Closest: Richardson and Mckinney.

Who will rent from you in Denton?

In Denton, 47 out of every 100 households rent. That is nearly half. That share has held steady for five years. Denton added about 5,000 renter households in five years. Renter households average 2.3 people. Two and three bedrooms fit the typical renter.

The median Denton household earns $81,075 a year. Incomes here have grown 3.8% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 4.6 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 $2,027 a month.

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

When do Denton prices dip?

Across 9 full years, Denton asking prices ran lowest in January, about 2.7% below the year's average. They peaked in May. The most homes for sale show up in August, about 19% above the yearly average. Shop in August for choice, and expect the softest asking prices in January.

What numbers should you underwrite a Denton deal with?

• Price growth to assume — +2.7%/yr. Denton has grown about 2.7% a year for five years and for ten. That pace held before and after the 2020–2021 boom, so it is a fair long-run input. Prices were flat over the last year.
• Odds you cut your price to sell — 1 in 3. 30% of Denton listings have cut their asking price. Underwrite your exit below asking.
• Comp on price per square foot — $196/sqft. The typical Denton listing shrank from 2,594 to 2,126 sqft since Jul 2016. So median price hides real growth: 64% per sqft versus 21% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — -4%. Homes for sale in Denton are down 4% on last year, so your resale faces less competition than today's comps did.

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 Denton?

The median asking price in Denton is about $375,000 as of Sep 2026, about the same as 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 Denton figures cover the 10 ZIP codes with a Denton mailing address, which can reach past city limits.

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

Buyers have more room in Denton than usual. We compare Denton with 2017–2019 at this time of year: there are 31 pending sales per 100 listings, against 68 then; there are 62% more homes for sale; listings spend 34% more days on the market.

Are Denton home prices going up or down?

The median asking price is 20.6% below its Apr 2023 peak. Per square foot the gap is smaller: 5.7% below the Jun 2024 high. Part of the drop is smaller homes coming to market. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller.

Which Denton ZIP code has the most negotiating room?

76201. Only 14 homes under contract for every 100 still for sale. 35% of sellers there have cut their price, and listings there spend a median 79 days on the market.

What is the fair market rent in Denton?

HUD's fiscal year 2026 fair market rent for Denton County is $1,931 a month for 2 bedrooms and $2,431 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.