Collin County home prices fall, nearly three-quarters of sales below list price

Collin County’s housing market has shifted from a sellers’ contest to a price-cut market. Zillow said 74.3% of sales closed below list price in February 2026, while the county’s average home value fell to $485,017 by March 31, down 6.1% from a year earlier. Homes were going pending in about 43 days, a pace that still shows demand, but with far more room for buyers to press for concessions.

The change is visible in the gap between asking prices and sales. Zillow put Collin County’s median sale-to-list ratio at 0.978, and its median sale price at $473,064 versus a median list price of $513,300. Realtor.com listed 12,288 homes for sale in the county and a median asking price of $500,000, while a Federal Reserve Bank of St. Louis series built on Realtor.com data tracked county price-reduced inventory through March 2026. In November 2025, HousingWire reported that 55.7% of active listings had price cuts and the county’s median list price stood at $519,900, showing how quickly the market cooled heading into spring.

The slowdown also showed up in closed sales. Redfin said Collin County home prices were down 8.5% year over year in February 2026, with a median sale price of $435,000. Homes took 92 days on average to sell, up from 71 days a year earlier, and sales slipped to 1,055 from 1,122. That combination points to a countywide reset that is forcing sellers who missed the peak to accept less and giving first-time buyers a little more negotiating power, even if the market remains expensive by regional standards.

The correction is happening in one of the fastest-growing counties in Texas. The U.S. Census Bureau estimated Collin County’s population at 1,297,179 on July 1, 2025, up 21.7% since April 1, 2020. It also put the median value of owner-occupied homes at $475,600 and median household income at $121,600. But financing remains a drag on affordability: the average 30-year fixed mortgage rate was 6.83% on April 13, 2026. For families weighing whether to move this spring, lower sticker prices may help, but the monthly payment still keeps the market tight.