# Clever Realtors

Dallas–Fort Worth Real Estate Agents

- Site: https://cleverrealtors.com/

## How to Protest Your Dallas County Property Taxes

- Link: https://cleverrealtors.com/dallas-county-property-tax-protest/
- Published: 2026-10-19T09:00:00-05:00
- Author: Hernan Romero

Last reviewed October 2026 Every spring, Dallas County homeowners receive appraisal notices, and many wonder whether their value is right. Texas gives property owners the right to protest. Here’s how the process works with the Dallas Central Appraisal District (DCAD), so you’re ready when notices arrive. Homestead exemption guideTalk with an agent Key deadlines According to DCAD, the protest deadline is May 15 or 30 days after your Notice of Appraised Value was mailed, whichever is later. If the deadline falls on a weekend or holiday, it moves to the next business day. Late protests may be accepted only for good cause, meaning a reason beyond your control, such as a medical emergency. The Appraisal Review Board (ARB) decides. How to file Online: DCAD’s uFile system opens in spring. In 2026 it was available from April 15 through May 15. By mail: postmarked by the deadline. In person: delivered to DCAD before the office closes on the deadline. DCAD may offer a settlement before a formal hearing. You can accept it or continue to the ARB. Evidence that helps Comparable sales: recent sales of similar homes near yours, ideally from around January 1 of the tax year Condition issues: photos and repair estimates for problems that lower value, such as foundation or roof damage Errors: incorrect square footage, room counts, or features on DCAD’s record Purchase price: if you bought recently, your closing documents may support your value DCAD publishes standards for the documentation it accepts at hearings; review them before you file. Homestead first. If you live in your home and haven’t filed a homestead exemption, do that too. Once your home qualifies, the appraised value used for taxes generally can’t rise more than 10% a year, plus new improvements (Texas Tax Code §23.23). See our homestead exemption guide. What happens at the hearing You present your evidence to an ARB panel. The appraisal district presents its evidence. The panel decides the value and sends you a written order. If you disagree with the ARB’s decision, the Texas Comptroller explains further options, such as binding arbitration or district court, which have their own deadlines and requirements. How an agent can help A comparative market analysis can show recent sales of similar homes in your area, which is useful evidence. Ask a Clever Realtors agent for recent comparable sales for your home. Sources DCAD: What is the deadline to file a protest? DCAD: Property Tax Protest and Appeal Procedures Texas Comptroller: Appraisal Protests and Appeals Texas Comptroller: Valuing Property This article is general information, not legal, tax, or financial advice. Rules and figures change, so confirm details with the official sources above or a qualified professional.

## Buying a Home in an HOA in Texas: The Resale Certificate Explained

- Link: https://cleverrealtors.com/texas-hoa-resale-certificate/
- Published: 2026-10-18T09:00:00-05:00
- Author: Hernan Romero

Last reviewed October 2026 Many Dallas–Fort Worth homes are in neighborhoods with a property owners’ association (HOA). Before you buy, you’ll want to understand the rules, dues, and the HOA’s financial health. In Texas, the key document is the resale certificate. Make an offerTalk with an agent What the law requires Under Texas Property Code §207.003, a property owners’ association must deliver, after a written request from the owner, buyer, their agents, or the title company: A current copy of the subdivision’s restrictions Current bylaws and rules A resale certificate prepared no earlier than 60 days before delivery Timing: no later than the 10th business day after the request. An updated certificate must be delivered within seven business days of a request. Fees: the statute caps the fee at $375 for the resale certificate and $75 for an update. What the resale certificate covers Restrictions on transfer, including any right of first refusal Regular assessments and how often they’re due Special assessments that have been approved Unpaid amounts owed on the property Approved capital expenditures and reserve amounts The current operating budget and balance sheet Judgments and pending lawsuits against the association Insurance coverage Known violations on the property and governmental notices Transfer-related fees and the managing agent’s contact information Read beyond the dues. Low reserves, pending lawsuits, or approved special assessments can mean higher costs later. Ask questions before your contract deadlines pass. Red flags to look for Special assessments approved or under discussion Reserves that seem low compared with the budget Pending litigation involving the association Existing violations on the home you’re buying Rules that conflict with your plans, such as leasing limits, parking, or pets How it fits into your contract Texas residential contracts commonly use an addendum for property subject to mandatory HOA membership, which sets how and when the buyer receives the subdivision information. Your agent will help you track those deadlines. Learn more in how to make an offer in Texas and the option period. Considering an HOA neighborhood? Talk with a Clever Realtors agent, or explore our community guides. Sources Texas Property Code §207.003 Condominiums follow a separate statute (Texas Property Code §82.157). This article is general information, not legal, tax, or financial advice. Rules and figures change, so confirm details with the official sources above or a qualified professional.

## Down Payment Assistance in Dallas: City and State Programs for 2026

- Link: https://cleverrealtors.com/dallas-down-payment-assistance-programs/
- Published: 2026-10-17T09:00:00-05:00
- Author: Hernan Romero

Last reviewed October 2026 Saving for a down payment is one of the biggest hurdles for first-time buyers. In Dallas, several public programs can help with down payment and closing costs. Here’s an overview of the main options, based on official program information reviewed in October 2026. Get pre-approvedPreferred lenders City of Dallas Homebuyer Assistance Program (DHAP) According to the City of Dallas: Assistance of up to $60,000 for homes in designated High Opportunity Areas, and up to $50,000 elsewhere in Dallas. For households at or below 80% of Area Median Income. Effective June 1, 2025, that ranged from $65,700 for one person to $123,900 for eight. The city also lists Targeted Occupations and Anti-Displacement programs with different income ranges. Since May 1, 2026, the program has been managed by Business and Community Lenders of Texas (BCL of Texas): dhap@bcloftexas.org, 214-919-1866. The home must be within Dallas city limits. Check the city’s page for current requirements, funding availability, and how to apply. TSAHC: Homes for Texas Heroes and Home Sweet Texas The Texas State Affordable Housing Corporation offers down payment and closing cost assistance of up to 5% of the loan amount through participating lenders. Options include grants and deferred second-lien loans. Homes for Texas Heroes is for qualifying professions such as teachers, police officers, firefighters, and veterans; Home Sweet Texas is for other income-qualified buyers. TDHCA: My First Texas Home The Texas Department of Housing and Community Affairs offers My First Texas Home for first-time homebuyers: a 30-year fixed-rate mortgage that may include down payment and closing cost assistance of up to 5% of the loan, as a deferred second lien. Exceptions to the first-time buyer requirement are available in some cases, such as for qualified veterans. How to apply: state programs are accessed through participating lenders, not directly. Ask lenders whether they offer TSAHC or TDHCA programs, and compare the full cost, since assistance can come with different rates, fees, and repayment terms. Tips before you apply Check income limits for your household size and the area you want to buy in. Ask whether a homebuyer education course is required. Understand repayment terms: is it a grant, forgivable after a set period, or repayable when you sell or refinance? Budget for the costs assistance doesn’t cover, like inspections and moving. Next steps Start with our guide to getting pre-approved in Texas, and talk with a lender about which programs fit your situation. Our preferred lenders page is a place to start; you’re free to choose any lender. When you’re ready to look at homes, talk with a Clever Realtors agent. Sources City of Dallas: Dallas Homebuyer Assistance Program (DHAP) TSAHC: Homebuyer Programs TDHCA: Texas Homebuyer Programs Program terms, income limits, and funding change. Confirm current details with each program or a participating lender. This article is general information, not legal, tax, or financial advice. Rules and figures change, so confirm details with the official sources above or a qualified professional.

## MUD and PID Taxes in Dallas–Fort Worth: What Homebuyers Need to Know

- Link: https://cleverrealtors.com/mud-pid-taxes-dfw/
- Published: 2026-10-16T09:00:00-05:00
- Author: Hernan Romero

Last reviewed October 2026 Two homes with the same price can have very different yearly costs. In many newer Dallas–Fort Worth neighborhoods, the difference comes from a municipal utility district (MUD) tax or a public improvement district (PID) assessment. Here’s how they work and how to account for them before you buy. House hunting in DFWTalk with an agent What is a MUD? A municipal utility district is a political subdivision that can finance water, sewer, drainage, and similar infrastructure, often in developing areas. MUDs typically repay that infrastructure through a property tax levied on homes inside the district, in addition to city, county, and school taxes. What is a PID? A public improvement district is created by a city or county to fund improvement projects, such as streets, landscaping, or amenities, through assessments on the properties that benefit. PID assessments may be due annually or in periodic installments. The notices Texas law requires MUD notice: Texas Water Code §49.452 requires a seller of property in a district to give the buyer a written notice that includes information such as the district’s tax rate and bonded debt. The law provides remedies to buyers if the notice isn’t given as required. PID notice: Texas Property Code §5.014 requires a seller to notify the buyer, before the buyer is bound by a contract, that the property is subject to an assessment, that the amount may change, and that failure to pay could result in a lien and foreclosure. The Texas Real Estate Commission also publishes an addendum, the Notice to Purchaser of Special Taxing or Assessment District, used with residential contracts. Do the math before you offer. Ask for the current MUD tax rate or PID assessment schedule and include it in your monthly payment estimate. A rate that looks small can add up over a year. Questions to ask Is the home in a MUD, a PID, or both? What is the current MUD tax rate, and has it changed recently? What is the remaining PID assessment, and how many years are left? Can the PID assessment be paid off early, and is there a payoff amount? Are MUD and PID neighborhoods a bad deal? Not necessarily. These districts often fund the infrastructure and amenities that make newer neighborhoods attractive. The key is comparing total yearly costs, not just list prices, across the neighborhoods you’re considering. Our community guides and house hunting guide can help you compare areas. Talk with a Clever Realtors agent about how special districts affect the homes on your list. Sources Texas Water Code §49.452 (MUD notice) Texas Property Code §5.014 (PID notice) TREC: Notice to Purchaser of Special Taxing or Assessment District This article is general information, not legal, tax, or financial advice. Rules and figures change, so confirm details with the official sources above or a qualified professional.

## The Texas Seller’s Disclosure Notice, Explained for Sellers and Buyers

- Link: https://cleverrealtors.com/texas-sellers-disclosure-notice/
- Published: 2026-10-15T09:00:00-05:00
- Author: Hernan Romero

Last reviewed October 2026 If you’re selling a previously occupied home in Texas, you’ll almost certainly complete a Seller’s Disclosure Notice. If you’re buying, it’s one of the most useful documents you’ll read. Here’s what the law requires and how to handle it well. Selling guideTalk with an agent What the law requires Texas Property Code §5.008 requires a seller of a single-family residential property to give the buyer a written notice of the property’s condition. The seller completes it to the best of their knowledge as of the date it is signed. The Texas Real Estate Commission publishes a Seller’s Disclosure Notice form that follows the statute. What it covers Items and systems in the home, and whether they work Known defects or malfunctions, such as foundation, roof, plumbing, or electrical issues Past repairs and conditions, such as previous foundation repairs or water penetration Flood-related items, including flood insurance, floodplain location, and past flooding Other conditions the seller is aware of, such as easements or pending assessments When it’s due, and what if it’s late The seller should deliver the notice before the buyer is bound by the contract. If the buyer receives it after signing, the statute lets the buyer terminate the contract for any reason within seven days after receiving it. Sellers: deliver the notice before you accept an offer. A late notice gives the buyer a new, easy way out of the contract. Sales that are exempt The statute exempts certain transfers, including: Sales under a court order or foreclosure, and by a trustee in bankruptcy Transfers by a fiduciary administering an estate, guardianship, conservatorship, or trust Transfers between co-owners, to a spouse or lineal relatives, or between spouses in a divorce Transfers to or from a governmental entity Sales of a new home that has never been occupied Even when a sale is exempt, sellers may still have obligations under other laws. Ask your agent or an attorney. Tips for sellers Answer honestly and completely. If you don’t know, say so rather than guessing. Gather repair records, warranties, and reports before you list. Update your agent if something changes after you sign the notice. See our guide to the listing agreement and contract to closing. Tips for buyers Read every answer, and ask questions about anything marked “yes” or “unknown.” Use the disclosure to guide your inspection, not replace it. Request supporting documents for past repairs. Learn more about inspections and the option period, or talk with a Clever Realtors agent. Sources Texas Property Code §5.008 Texas Real Estate Commission: Seller’s Disclosure Notice This article is general information, not legal, tax, or financial advice. Rules and figures change, so confirm details with the official sources above or a qualified professional.

## How to Check a Dallas Home’s Flood Risk Before You Buy or Rent

- Link: https://cleverrealtors.com/check-flood-risk-dallas-home/
- Published: 2026-10-14T09:00:00-05:00
- Author: Hernan Romero

Last reviewed October 2026 Flooding can happen in North Texas even far from a river. Before you buy or rent, it’s worth spending a few minutes checking a home’s flood risk. Here’s how to do it and what Texas law requires sellers and landlords to tell you. House hunting in DFWTalk with an agent Step 1: Look up the address on FEMA’s flood map The Federal Emergency Management Agency maintains the Flood Map Service Center, which you can search by address at no cost. Look for whether the home is in a Special Flood Hazard Area, often called the “100-year floodplain.” Texas law defines that as an area FEMA designates as having a 1% or greater chance of flooding each year. A map is a starting point, not a guarantee. Homes outside mapped flood zones can still flood from heavy rain or drainage problems. Ask about history, look at the lot’s grading, and talk with neighbors. Step 2: Read the seller’s disclosure (buyers) For most resale homes, Texas sellers must give buyers a Seller’s Disclosure Notice before the buyer is bound by the contract (Texas Property Code §5.008). The notice asks about flood-related items, including: Present flood insurance coverage Whether the property is wholly or partly in a 100-year floodplain Previous flooding, including flooding due to a reservoir failure or breach If you receive the notice after signing the contract, the law lets you terminate for any reason within seven days. Read more in our post on the Texas Seller’s Disclosure Notice. Step 3: Read the landlord’s flood notice (renters) Texas landlords must give tenants a written notice, in a separate document at or before signing the lease, stating whether they know the dwelling is in a 100-year floodplain and whether it has flooded at least once in the last five years (Texas Property Code §92.0135). If neither box is checked, the law says to assume the dwelling is in a 100-year floodplain. Step 4: Plan for flood insurance early Standard homeowners and renters policies typically don’t cover flood damage. National Flood Insurance Program policies typically have a 30-day waiting period before coverage begins, with some exceptions, such as when coverage is bought in connection with a mortgage, according to FloodSmart. If a lender requires flood insurance, get quotes before your option period ends so the cost is part of your decision. Questions to ask Has the home ever flooded or had water enter the house? Has a flood insurance claim ever been filed? Where does water go during a heavy storm? Are there drainage easements or creeks nearby? Comparing neighborhoods? Our community guides and house hunting guide can help. Or talk with a Clever Realtors agent. Sources FEMA Flood Map Service Center FloodSmart: Flood Insurance 101 Texas Property Code §5.008 (Seller’s Disclosure) Texas Property Code §92.0135 (Landlord flood disclosure) This article is general information, not legal, tax, or financial advice. Rules and figures change, so confirm details with the official sources above or a qualified professional.

## Foundation Issues in Dallas–Fort Worth: What Buyers and Sellers Should Know About Clay Soil

- Link: https://cleverrealtors.com/dfw-foundation-issues-clay-soil/
- Published: 2026-10-13T09:00:00-05:00
- Author: Hernan Romero

Last reviewed October 2026 Ask anyone who has bought a home in Dallas–Fort Worth, and foundations will come up. Much of the region sits on expansive clay soil that moves with moisture. That doesn’t mean every home has a problem, but it does mean buyers and sellers should know what to look for and how to handle it. Inspections and the option periodTalk with an agent Why DFW foundations move The Blackland Prairie that runs through Dallas and Fort Worth is known for clay soil that swells when it gets wet and shrinks when it dries out. According to the Dallas County Master Gardeners, dry summers cause the soil to contract and crack, while wet periods cause it to expand. Too much water near a foundation, from leaks or poor drainage, can cause soil to heave, and too little can cause it to settle. Either can lead to movement. Common warning signs Cracks in interior drywall, especially above doors and windows Doors or windows that stick or won’t latch Stair-step cracks in exterior brick Sloping or uneven floors Gaps between trim, walls, or ceilings Some minor cracking is common in many homes. A sign on its own doesn’t confirm a structural problem, which is why professional evaluation matters. For buyers: inspections and the option period Schedule a general inspection early in your option period. A licensed Texas inspector reports on the foundation’s visible performance. Bring in a structural engineer if the inspector notes concerns. An engineer can evaluate whether movement is significant and recommend next steps. Ask about past repairs. Request any repair records, engineer reports, and transferable warranties. Negotiate with information. Use reports to decide whether to ask for repairs, a price adjustment, or to walk away within your option period. Learn more in our guide to the option period, inspections, and appraisals. Don’t skip the option period. In a standard Texas resale contract, the option period gives you an unrestricted right to terminate for a fee you negotiate. It’s the best time to evaluate the foundation. For sellers: disclosure and preparation Disclose what you know. The Texas Seller’s Disclosure Notice asks about the property’s condition and history. Be accurate about past foundation work. Gather documents. Engineer reports, repair invoices, and warranties reassure buyers. Consider a pre-listing inspection if you’re unsure about the foundation’s condition, so you can plan ahead instead of being surprised mid-contract. See how to prepare your home for sale for more. Maintenance tips for homeowners Keep gutters clean and make sure water drains away from the house. Fix plumbing leaks quickly. Keep soil moisture around the foundation as even as practical, especially in long dry spells. Choose foundation plantings carefully. The Dallas County Master Gardeners offer guidance on plants suited to DFW homes. Have questions about a home you’re buying or selling? Talk with a Clever Realtors agent. Sources Dallas County Master Gardeners: Foundation Plants for DFW Homes Texas Real Estate Commission: Seller’s Disclosure Notice Texas Property Code §5.008 This article is general information, not engineering or legal advice. Rely on a licensed inspector or structural engineer for a specific home.

## Renting vs. Buying in Dallas in 2026: How to Compare the Real Costs

- Link: https://cleverrealtors.com/rent-vs-buy-dallas/
- Published: 2026-10-12T09:00:00-05:00
- Author: Hernan Romero

Last reviewed October 2026 · Market data: August–October 2026 Should you rent or buy in Dallas right now? There isn’t one right answer. It depends on how long you’ll stay, your savings, and how you value flexibility versus building equity. Here’s a clear way to compare the two using current, dated figures. Rent with Clever RealtorsBuy with Clever Realtors Where rents and prices stand Rent: Zillow’s Observed Rent Index for the City of Dallas was about $1,591 a month in August 2026, up 0.6% from a year earlier. For the DFW metro it was about $1,659. Home values: Zillow’s Home Value Index for the City of Dallas was about $305,765 in August 2026, down 1.7% year over year. Mortgage rates: Freddie Mac’s 30-year fixed average was 7.40% for the week of October 8, 2026. These are typical values across the city, not prices for a particular home or apartment. A simple example (principal and interest only) On a $300,000 loan at 7.40% for 30 years, the monthly principal and interest payment is about $2,077. That figure doesn’t include property taxes, homeowners insurance, mortgage insurance, or HOA dues, which can add several hundred dollars or more a month in Dallas County depending on the home and its location. Why this comparison is only a starting point: part of a mortgage payment builds equity, while rent does not. But buying also comes with closing costs, maintenance, and less flexibility. A lender can give you a complete payment estimate, and an agent can show you real listings and rentals in your price range. When renting may make more sense You may move within a few years. Buying and selling costs are easier to absorb over a longer stay. You’re still building savings for a down payment and an emergency fund. You want to try a neighborhood before committing. Our community guides can help you compare areas. Your job, school, or family plans are still taking shape. When buying may make more sense You plan to stay put for several years. The total monthly cost of owning fits your budget comfortably, with room for maintenance. You qualify for programs that lower upfront costs, such as down payment assistance. You value stability and the ability to customize your home. Costs renters and buyers often miss Renters: application fees, deposits, pet rent, parking, renters insurance, and annual rent increases. Buyers: closing costs, property taxes, insurance, HOA dues, MUD or PID taxes in some newer areas, repairs, and the cost of selling later. A Texas homestead exemption can reduce school taxes for owner-occupants. How to decide Write down how long you expect to stay. Get a pre-approval estimate with a full monthly payment. See how to get pre-approved in Texas. Compare it with real rents for similar homes in the same area. Add the one-time costs of each path and see how they balance out over your timeline. Whether you rent or buy, a Clever Realtors agent can help you compare real options. Start a conversation. Sources Zillow Research: Observed Rent Index and Home Value Index data Freddie Mac: Primary Mortgage Market Survey (Oct. 8, 2026) Texas Comptroller: Property Tax Exemptions The payment example uses a standard amortization formula and is for illustration only. This article is general information, not legal, tax, or financial advice. Rules and figures change, so confirm details with the official sources above or a qualified professional.

## How to File a Dallas County Homestead Exemption in 2026

- Link: https://cleverrealtors.com/dallas-county-homestead-exemption/
- Published: 2026-10-11T09:00:00-05:00
- Author: Hernan Romero

Last reviewed October 2026 If you own and live in your home in Dallas County, a residence homestead exemption is one of the simplest ways to lower your property tax bill. It isn’t automatic: you have to apply with the Dallas Central Appraisal District (DCAD). Here’s what changed recently, who qualifies, and how to file. Talk with an agentClosing on a home in Texas What a homestead exemption does A homestead exemption removes part of your home’s value from taxation. According to the Texas Comptroller: School districts must provide a $140,000 exemption on a residence homestead (Tax Code §11.13(b)). Texas voters approved raising it from $100,000 in November 2025. Homeowners 65 or older or with a qualifying disability receive an additional $60,000 school district exemption (§11.13(c)). Any taxing unit, such as a city or county, may also offer a local percentage exemption of up to 20% of the home’s value (§11.13(n)). Once your home qualifies, the appraised value used for taxes generally can’t rise more than 10% a year, plus the value of new improvements (Tax Code §23.23), starting the year after you qualify. Over 65? DCAD notes that the age 65 or older exemption includes a school tax “ceiling” that limits school taxes to the amount you paid in the year you qualified, unless you add improvements. Who qualifies You own the home and it is your principal residence. You don’t claim a homestead exemption on any other property. The address on your Texas driver’s license or ID card matches the home’s address, according to DCAD. Just bought your home? Since 2022, Texas law lets an owner who acquires a home after January 1 receive the exemption for the applicable portion of that year, if the previous owner didn’t already receive it, according to the Texas Comptroller. DCAD’s website still describes owning and living in the home on January 1, so confirm the details for your situation with DCAD. How to apply Find your property on the DCAD website. File online if you qualify. DCAD says single owners and married couples filing together may be eligible to apply online from the property’s account page. Or file by mail using the Residence Homestead Exemption Application (Comptroller Form 50-114), available from DCAD and the Comptroller. Include a copy of your driver’s license or ID showing the property address. Each owner living in the home, other than married couples, completes a separate application, according to DCAD. Processing can take up to 90 days. Deadlines The general deadline is April 30 of the tax year. DCAD accepts late applications for up to two years after the delinquency date, so if you missed a year you may still be able to claim it. Check DCAD’s current guidance before you file. Common mistakes Assuming the title company or lender filed it for you. Usually, you file it yourself. Forgetting to update your driver’s license address after you move. Not applying for the over-65 or disability exemption when you become eligible. Next steps Buying in Dallas County? Property taxes are part of your monthly payment, so learn more in our house hunting guide and closing guide. Questions about your home? Contact Clever Realtors. For exemption questions, call DCAD Customer Service at 214-631-0910. Sources Texas Comptroller: Property Tax Exemptions Texas Comptroller: Valuing Property (homestead appraisal limit) Dallas Central Appraisal District: Exemptions Texas Legislature: S.J.R. 2 (89th Legislature) This article is general information, not legal, tax, or financial advice. Rules and figures change, so confirm details with the official sources above or a qualified professional.

## Dallas Housing Market Update: What Fall 2026 Means for Buyers and Sellers

- Link: https://cleverrealtors.com/dallas-housing-market-fall-2026/
- Published: 2026-10-10T09:00:00-05:00
- Author: Hernan Romero

Last reviewed October 2026 · Market data: August–October 2026 The Dallas–Fort Worth housing market heads into fall 2026 in an unusual spot: prices are steady, there are fewer homes for sale than a year ago, and mortgage rates are higher than many buyers expected. Here’s what the most recent reliable data shows and how to use it, whether you’re buying, selling, or waiting. Talk with an agentHome buying guide The numbers: DFW in August 2026 According to MetroTex Association of Realtors (August data, released September 10, 2026), for single-family homes in the Dallas–Fort Worth–Arlington area: Sales: about 7,329 homes closed, down 5% from August 2025. Median price: $390,000, essentially unchanged from a year earlier. Active listings: 31,072, down 6% year over year. Months of inventory: 4.3 regionally. Pending sales: 6,620, down 11% from a year ago. Days on market: 58, up from 54 in July. In Dallas County, MetroTex reported 1,413 sales (down 5%), a median price of $369,000 (down 1%), and 4.0 months of inventory. How to read these numbers: they are regional and county medians for single-family homes. Your neighborhood, price range, and property type can move very differently. A comparative market analysis for a specific home is always more useful than a metro-wide average. Mortgage rates are the bigger story Freddie Mac’s Primary Mortgage Market Survey put the average 30-year fixed rate at 7.40% and the 15-year fixed at 6.73% for the week of October 8, 2026, up from about 6.30% for the 30-year a year earlier. Higher rates raise monthly payments, which helps explain why pending sales fell even as prices held. Rates change weekly, and the rate you’re offered depends on your credit, loan type, and down payment. Compare offers from more than one lender; see our guide to getting pre-approved in Texas. What it means for buyers More time to decide. With homes taking longer to sell, many buyers can tour more than once and negotiate repairs or closing costs. Budget around the payment, not the price. At today’s rates, a small change in price or rate can move your monthly payment noticeably. Look at total cost. Property taxes, insurance, HOA dues, and special district taxes vary a lot across DFW. Our house hunting guide explains how to compare them. What it means for sellers Pricing matters more than ever. Buyers have more choices and more time. Homes priced to the current market tend to draw stronger first-week interest. Presentation counts. Clean, well-photographed homes stand out when buyers are comparing several options. See how to prepare your home for sale. Expect negotiation. Buyers may ask for repairs or help with closing costs. Know your bottom line before offers arrive; see how to compare offers. What about Dallas home values and rents? Zillow’s Home Value Index for the City of Dallas (all homes, middle tier) was about $305,765 in August 2026, down 1.7% from a year earlier. Zillow’s Observed Rent Index for the city was about $1,591 a month, up 0.6%. Both are typical values across the city, not prices for any specific home. For a deeper look at the trade-off, read our upcoming guide to renting versus buying in Dallas. The bottom line Fall 2026 is a market for prepared buyers and well-priced homes. If you’re thinking about a move, start with a clear budget or a realistic pricing plan, and use local, current data for your specific neighborhood. Explore our Dallas–Fort Worth community guides, or talk with a Clever Realtors agent about your plans. Sources MetroTex: DFW Home Sales Cool Heading Into Fall 2026 (Sept. 10, 2026) Freddie Mac: Primary Mortgage Market Survey (Oct. 8, 2026) Zillow Research: Home Value and Rent Index data Market figures change monthly. This article reflects data published through October 8, 2026, and is general information, not financial advice.