Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
Yes, if you negotiate. Buyers have the upper hand in Plano right now.
You have the upper hand in Plano. Most homes for sale still have no buyer. Many sellers have already dropped their price once. Sellers are competing for you. Use it.
Only 33 out of every 100 homes for sale have found a buyer. The other 67 are still waiting. Your offer may be the only one on the table. About 1 in 4 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 Plano home takes 43 days to find a buyer. Half of them take even longer. That is 9% 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 770 homes for sale in Plano. That is 8.8 times the tightest month on record, but below the peak of 961. Supply is shrinking against last year.
Asking prices are 7.0% below their May 2023 peak. You are not buying at the top. 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. Plano 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.
The discount is already here. It is not getting bigger. Buy now while sellers are still weak. Waiting for a lower price stopped working a year ago.
Yes, if you negotiate. Buyers have the upper hand in Plano right now. 0.33 out of every 100 homes for sale have a buyer, 27% of sellers have cut their price, and a typical home takes 43 days to sell.
Asking prices are 7.0% below their May 2023 peak. You are not buying at the top. 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.
+4.1%/yr. 1 year: -1.1% · 5 years: +4.1% · 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. Plano median list price grew 2.2% 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.
A typical Plano home takes 43 days to find a buyer. Half of them take even longer. That is 9% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago.
75074. Only 29 out of 100 homes there have a buyer, 32% have cut their price, and a typical home takes 47 days to sell.
Where it isn't: 75093 ranks #2,559 in the country for buyer demand. Expect the least room to negotiate there.
ZIP 75074 is on both lists. That is rare. It is the one place in Plano where leverage and growth overlap.
| ZIP | $/sqft, 2 yrs | $/sqft now | Buyers per home | For sale |
|---|---|---|---|---|
| 75093 | +0.8% | $258 | 0.40 | 111 |
| 75023 | -0.9% | $222 | 0.36 | 125 |
| 75075 | -2.8% | $220 | 0.43 | 109 |
| 75094 | -3.5% | $190 | 0.27 | 67 |
| 75074 | -3.7% | $217 | 0.29 | 114 |
Computed from each ZIP's own ten-year history. ZIPs with fewer than 10 homes for sale are excluded: a median across a handful of listings is noise, not a signal.
Closest matches on asking price, price per square foot, days to sell, buyer demand, and price cuts.
.png)
