Mckinney, Texas Housing Market

What stands out in Mckinney?

• Population is up 17.3% over five years: among the fastest population growth of 765 tracked cities. Growth brings tenants and buyers.
• Asking prices swing about 4.6% between the cheapest and priciest months: among the flattest seasonal prices of 765 tracked cities. The month you buy matters little here.

How far have Mckinney prices fallen?

Asking price per square foot in Mckinney is 10.5% below its Feb 2024 high and down 3.2% over the last year. Prices were above the year before in 68% of months since the data starts, so drops here have not always reversed quickly. 29% of sellers have cut their price. Underwrite with no price growth for now and let the seller carry the next cut.

Is housing keeping up with Mckinney's growth?

The population in Mckinney's ZIP codes grew 17.3% over five years, faster than 95% of the cities we track. Households (+20.4%) and housing (+19.7%) grew in step. Homes for sale are 12% below 2017–2019 at this time of year.

How much can you negotiate in Mckinney?

For every 100 homes still for sale, 32 are under contract. In 2017–2019 at this time of year it was 36. 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.

Mckinney listings spend a median 65 days on the market. That is 10% longer than a year ago. There are 1,015 homes for sale in Mckinney. That is 11.4 times the tightest month on record, but below the peak of 1,261. Supply is steady against last year.

What to do about it

• Judge each listing on its own.
• Homes listed 90+ days ago with a price cut are where your discount is.
• Fresh, well-priced homes will not move on price. Do not waste offers on them.

Is now a good time to buy in Mckinney?

The median asking price is 14.0% 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. Mckinney prices rose in only 76 of the last 111 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.

When do Mckinney prices dip?

Across 9 full years, Mckinney asking prices ran lowest in January, about 1.9% below the year's average. They peaked in May. The most homes for sale show up in July, about 23% above the yearly average. Shop in July for choice, and expect the softest asking prices in January.

How does Mckinney compare with other Texas markets?

Ranked among the 77 Texas markets we track:

• Asking price: 9th priciest of 77. Mckinney is at $528,652. Closest: Plano and Austin.
• Buyer competition: 24th most competitive of 67. Mckinney is at 0.32 buyers per home. Closest: Wylie and Brownsville.
• Time on market: 38th shortest time on market of 77. Mckinney is at a median of 65 days on market. Closest: Flower Mound and Frisco.
• Price cuts: 15th most price cuts of 77. Mckinney is at 29% of sellers cutting. Closest: Denton and Carrollton.

What numbers should you underwrite a Mckinney deal with?

• Price growth to assume — +1.2%/yr. Mckinney grew 4.5% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Mckinney grows about 1.2% a year. That is the number to type in. Prices fell 3.2% over the last year. Use it for timing. The five-year rate is the better guide.
• Months of carrying cost — 3. Budget at least 65 days of holding costs, the current median time on market, when you exit or refinance. That is 10% longer than a year ago.
• Odds you cut your price to sell — 1 in 3. 29% of Mckinney listings have cut their asking price. Underwrite your exit below asking.
• Comp on price per square foot — $214/sqft. The typical Mckinney listing shrank from 2,879 to 2,586 sqft since Jul 2016. So median price hides real growth: 56% per sqft versus 39% on the median. Comp on median price and you will overpay for small homes.

Read how price cuts signal a market turning and how we read these numbers, then run the numbers on a deal.

What is the median home price in Mckinney?

The median asking price in Mckinney is about $529,000 as of Sep 2026, down 0.7% 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 Mckinney figures cover the 4 ZIP codes with a Mckinney mailing address, which can reach past city limits.

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

Neither side has the upper hand in Mckinney right now. We compare Mckinney with 2017–2019 at this time of year: 29% of sellers have cut their price, against 37% then; listings spend 16% more days on the market; there are 12% fewer homes for sale.

Are Mckinney home prices going up or down?

The median asking price is 14.0% 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.

What price growth should I assume for Mckinney?

Assume +1.2% a year. Mckinney grew 4.5% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Mckinney grows about 1.2% a year. That is the number to type in. Prices fell 3.2% over the last year. Use it for timing. The five-year rate is the better guide.

What is the fair market rent in Mckinney?

HUD's fiscal year 2026 fair market rent for Collin 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.