Frisco, Texas Housing Market

How much can you negotiate in Frisco?

Only 25 out of every 100 homes for sale have found a buyer. The other 75 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 Frisco home takes 44 days to find a buyer. Half of them take even longer. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago. There are 1,064 homes for sale in Frisco. That is 15.9 times the tightest month on record, but below the peak of 1,219. Supply is growing against last year.

What to do about it

• Search Frisco 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 Frisco?

Asking prices are 13.8% below their May 2022 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. Frisco prices have risen in 82 of the last 108 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 a Frisco deal with?

• Price growth to assume — +3.8%/yr. 1 year: -3.2% · 5 years: +3.8% · ten years: +5.1%. 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. Frisco median list price grew 3.4% a year, but price per square foot grew 5.1%. 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 44 days to sell. Budget that long when you exit or refinance.
• Odds you cut your price to sell — 1 in 3. About 34% of homes on the Frisco 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 — $240/sqft. The typical Frisco listing shrank from 3,705 to 3,165 sqft since Jul 2016. So median price hides real growth: 63% per sqft versus 40% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — +15%. That is how much the number of homes for sale grew in a year. Your resale will face a bigger crowd than today's comps did.

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

Yes, if you negotiate. Buyers have the upper hand in Frisco right now. 0.25 out of every 100 homes for sale have a buyer, 34% of sellers have cut their price, and a typical home takes 44 days to sell.

Are Frisco home prices going up or down?

Asking prices are 13.8% below their May 2022 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.

What price growth should I assume for Frisco?

+3.8%/yr. 1 year: -3.2% · 5 years: +3.8% · ten years: +5.1%. 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. Frisco median list price grew 3.4% a year, but price per square foot grew 5.1%. 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 Frisco?

A typical Frisco home takes 44 days to find a buyer. Half of them take even longer. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago.