Price cuts are still outrunning new listings in 76548
Here's the part most sellers in 76548 aren't watching: it's not the sold column. It's the cut column.
This week, 16 homes took a price cut. Only 10 new listings came on. That's not a one-week blip either. Last week's report carried the same shape: cuts running ahead of new supply. Two weeks running now, sellers are repricing faster than the market is refreshing itself.
Sit with that for a second. When cuts outpace new listings for a second straight week, sellers aren't testing the market anymore. They're catching up to it.
The rest of the board backs it up. Active inventory sits at 176 homes. Sales this window came in at 23. Median list price across the zip is $329,450.
I split the inventory at the median list price to see where the friction actually lives. Below $329,450, homes carry a median 60 days on market. At or above it, that number climbs to 78 days. Eighteen extra days, just for asking more. That's not luck. That's buyers doing math before they tour.
Now here's the honest limit of this report: sold prices for 76548 aren't visible in this data. I can tell you what's active, what's sold in count, and what's getting cut. I can't yet tell you what buyers are actually paying relative to those list prices, and I'm not going to guess.
Here's what I'd watch next week. If cuts keep running well over one and a half times new supply for a third straight week, this stops being a pattern and starts being the market's actual pace. If new listings jump and start closing that gap instead, that's the tell things are stabilizing. Either way, next week's report is where we find out.
If you're selling in 76548 right now: price it where the data says buyers are, not where the neighbor sold two years ago. That 78-day mark above the median isn't a fluke, it's buyers voting with their feet. Get ahead of the cut instead of joining it.
If you're buying: you have room. 176 active homes against 23 sales, and a cut count running ahead of new listings, means sellers are motivated before you even walk in the door. Ask.
23 sales is the whole confirmed transaction count behind this report. That's a real number, but it's not a large one, and I'd rather tell you that than dress it up as more certain than it is.
If you want a read on what this means for your specific situation in 76548, I've got the rest. Just ask.
Sandee Payne | Designed 2 Sell Real Estate Group
STORY: Price cuts (16) are outrunning new listings (10) for a second straight week in 76548, against 176 active, 23 sold, and $329,450 median list. SPENT: newCount 10, cutCount 16, activeCount 176, soldCount 23, medianListPrice 329,450, priceBands.below.count 88, priceBands.above.count 88, priceBands.below.medianDaysOnMarket 60, priceBands.above.medianDaysOnMarket 78 USED: opened on the cut-vs-new gap directly, closed on the watch-list question rather than a summary. LIMITS: sold prices in 76548 are not visible in this data, so no read on what buyers are actually paying relative to list. WATCHING: whether cuts keep running over one and a half times new supply a third straight week, or new listings close the gap instead.