How Much Can You Negotiate on a North Texas Home Right Now? What the August Data Shows

by Kelly Bishop

North Texas buyers have real negotiating room right now, but not unlimited room. In August 2026, DFW homes sold for an average of 94.8% of their original list price after an average of 58 days on the market, with 4.3 months of inventory. The best leverage comes from knowing which terms in a Texas contract are actually negotiable.

This guide uses the most recent market data available as of September 30, 2026, along with the current Texas Real Estate Commission (TREC) resale contract, to show what buyers in Collin, Denton and Grayson counties can realistically ask for.

Aerial view of a lakeside single-family neighborhood in Coppell, Texas, in autumn — A North Texas neighborhood in autumn, as buyers head into the fall market.

How much room do North Texas buyers have to negotiate right now?

Buyers have more room than during the pandemic-era seller's market, though the room is modest. According to MetroTex's September 11, 2026 report on August data, sellers received an average of 94.8% of original list price, homes averaged 58 days on market, and DFW held 4.3 months of inventory.

On a home originally listed at $400,000, a 5.2% gap is $20,800. That is an illustration of how an average works, not a prediction for any single home. An average of 94.8% means some homes sold for more than that and some for less.

Supply is not expanding quickly. Pending sales fell 11% and new listings fell 10% from a year earlier. Condos and townhomes carry more supply than single-family homes, at 8.7 and 5.9 months respectively, according to MetroTex's August summary of NTREIS data.

How do Collin and Denton counties compare?

Collin and Denton counties have nearly identical supply and differ mainly on price. Both carried 4.4 months of inventory in August 2026. Collin's median sales price was $470,000, flat from a year earlier, and Denton's was $440,000, up 1%.

Area (August 2026)	Home sales (vs. Aug. 2025)	Median sales price	Months of inventory
Collin County	1,394 (down 6%)	$470,000 (flat)	4.4
Denton County	1,198 (down 2%)	$440,000 (up 1%)	4.4
DFW overall	7,329 (down 5%)	$390,000 (unchanged)	4.3

Grayson County, including Sherman and Denison, is not broken out in the MetroTex county table, so ask your agent for current local MLS figures before you write an offer. County medians also blend many price ranges and cities, so a specific street in McKinney or Anna can behave differently from the county as a whole.

How does the option period create negotiating leverage in Texas?

The option period is the buyer's strongest negotiating tool in a Texas resale contract. Under the TREC One to Four Family Residential Contract (Resale), form 20-19, effective July 1, 2026, a buyer who pays a negotiated option fee receives an unrestricted right to terminate within a negotiated number of days.

The option fee is separate from earnest money and is credited to the sales price at closing. If the buyer terminates on time, the option fee is not refunded and the earnest money is. Earnest money and the option fee are due within 3 days after the effective date, termination notices must be given by 5:00 p.m. local time on the deadline, and time is of the essence. If no option fee is stated or it is delivered late, the unrestricted right to terminate does not exist.

The number of days and the fee amount are both negotiated, which makes them part of your offer strategy. Most buyers schedule inspections and repair discussions inside that window.

What can a buyer ask the seller to pay for in a Texas contract?

Most terms in a Texas offer are negotiable. Price, repairs, help with closing costs, a home warranty and a seller contribution toward the buyer's broker compensation can all be written into the contract or a later amendment, as long as the seller agrees.

Repairs after the inspection

Under Paragraph 7D of form 20-19, a buyer accepts the property As Is unless the contract lists specific repairs the seller will make. Accepting As Is does not stop the buyer from negotiating repairs in a later amendment or terminating during the option period. A seller is not automatically obligated to fix what an inspection finds.

Closing cost help

Paragraph 12A(1)(b) lets the parties agree to a seller contribution, up to a stated dollar amount, toward the buyer's expenses other than brokerage compensation. Loan programs limit how much a seller may contribute, and the limits differ by program, so confirm the number with your loan officer before it goes into an offer.

Buyer's broker compensation

Paragraph 12B states that brokerage compensation is "not set by law and is fully negotiable" in the contract itself. A seller may agree to contribute a dollar amount or percentage toward what the buyer owes the buyer's broker. That contribution is applied to the buyer's obligation and does not change it, so the terms of your written buyer agreement still matter.

Home warranty

Paragraph 7H allows a buyer to purchase a residential service contract, with the seller reimbursing the cost up to a dollar limit written into the contract. The purchase is optional, and coverage and exclusions vary by provider.

How do higher mortgage rates change a buyer's negotiating strategy?

When rates move, the structure of a concession matters as much as its size. Freddie Mac's weekly survey put the average fixed mortgage rate at 7.03% for the week ending September 24, 2026, up from 6.95% the week before and 6.30% a year earlier, according to Freddie Mac.

A lower price reduces the amount you borrow. A seller contribution, where your lender allows it, can reduce the cash you need at closing or help with financing costs. Which one helps more depends on your loan program, your credit profile and how long you plan to keep the home. A loan officer can compare the options using your actual numbers, and Tried & True Home Loans can walk you through current rates and terms.

When should a buyer not push for a discount?

Buyers should not press for a discount on a home that is already priced to the market. A well-supported offer is based on recent closed sales in the same neighborhood and price range, not on a regional average. An aggressive offer on a fairly priced home can lead to a counteroffer at a higher price, or to the seller moving on.

New construction works differently. TREC's form 20-19 is not used for new homes sold by a builder, and builders negotiate differently than individual sellers. For how that plays out, read why selling in Anna is different than selling in Plano.

What should you do before you write an offer?

Ask your agent for recent closed sales in the same subdivision or price range, including days on market and sale price compared with original list price.
Talk to a loan officer about which seller contributions your loan program allows.
Decide your option period length and option fee before you submit the offer.
Schedule inspections early in the option period so repair talks do not run against the deadline.
Pick the one or two requests that matter most instead of asking for everything.

Who can help you negotiate a North Texas home purchase?

Rise Realty Texas agents represent buyers in Collin, Denton and Grayson counties and across the DFW Metroplex. Call (888) 774-7315 or start at riserealtytexas.com to talk with an agent or with Kelly Bishop, our Texas Broker of Record. For financing questions, contact Tried & True Home Loans at 866-344-8845 (NMLS ID 2034819).

Frequently asked questions

How much can you negotiate on a house in North Texas right now?

In August 2026, DFW sellers received an average of 94.8% of original list price, and homes averaged 58 days on market with 4.3 months of inventory. Actual room varies by price range, location and condition, so recent closed sales for the specific area are the best guide.

What is the option period in a Texas home contract?

The option period is a negotiated number of days during which a buyer who paid an option fee can terminate the contract for any reason. The option fee is credited to the sales price at closing and is not refunded if the buyer terminates, while the earnest money is refunded.

Can a buyer ask the seller to pay closing costs in Texas?

Yes. The TREC resale contract includes a blank for a seller contribution toward the buyer's expenses, up to a dollar amount the parties agree on. Loan programs limit how much a seller can contribute, so check the number with your loan officer first.

Does the seller have to make repairs after an inspection in Texas?

No, not automatically. The TREC contract treats the property as accepted As Is unless specific repairs are agreed in writing. Buyers can negotiate repairs through an amendment while the option period is running, or terminate within the option period.

Does this negotiating approach apply to new construction?

Not directly. TREC's resale form 20-19 is not used for new homes sold by a builder, which use different contract forms and often different incentives. Talk with a buyer's agent before you assume resale tactics will work with a builder.

Where does the data in this article come from?

This article is general information, current as of September 30, 2026, and is not legal, tax or lending advice. Market figures change frequently and vary by city, county and price range. Confirm contract terms with a licensed Texas real estate professional or attorney, and loan options with a licensed loan officer. Rise Realty Texas LLC (TREC #9016637-BB) does not originate loans and refers mortgage business to Tried & True Home Loans (NMLS ID 2034819); verify licenses at NMLS Consumer Access. Equal Housing Opportunity. Equal Housing Lender.