Are You Still Waiting to Make a Move?

Are you waiting for mortgage rates to fall… or for home prices to change before making a move?

Right now, most people are focused on one of those two things. Buyers are watching rates. Sellers are watching prices.

But affordability isn’t just about rates or prices. It’s about the combination of:

• Mortgage rates

• Home prices

• Wages

And for the first time in several years, all three are moving in a healthier direction.

Before we go further, I encourage you to watch the full February 2026 Market Update video below where I walk through the data and explain exactly what it means locally here in Frisco and Prosper.

National Housing Market Trends – February 2026

This month’s big theme is affordability — and more specifically, how it has been quietly improving.

For the past few years, rates jumped, prices surged, and affordability deteriorated quickly.

But that dynamic has shifted.

For the first time in several years, those forces are starting to align in a healthier direction.

The higher the affordability index climbs, the more affordable housing is considered. After bottoming out in mid-2025, affordability has been steadily improving.

That doesn’t mean homes are “cheap.”

It means the pressure is easing.

Mortgage Rates Are Lower Than a Year Ago

Mortgage rates today are roughly a full percentage point lower than they were this time last year.

That’s meaningful.

On a $500,000 loan, that difference translates to roughly $300–$350 per month compared to last year.

That’s real money.

However, one of the most common things I hear from buyers is:

“I’m waiting for rates to get below 6%.”

When you run the math, the difference between today’s rates and 5.99% often works out to about $60–$70 per month.

The question becomes:

Is that difference worth potentially facing more competition in the months ahead?

Price Growth Has Moderated

Nationally, home prices are still growing in many areas — but the pace of growth has cooled significantly compared to 2021 and 2022.

We are not seeing runaway appreciation.

We are not seeing a collapse.

We’re seeing normalization.

And when price growth slows while mortgage rates ease, affordability improves.

Buyer Demand Increases When Rates Fall

Historically, when mortgage rates fall, buyer activity increases.

We’re in a very rate-sensitive environment.

As affordability improves, demand follows — not in the form of a frenzy like 2021 — but steady increases in activity.

That national backdrop matters as we look locally.

What’s Happening in Frisco & Prosper?

Now let’s bring it home.

Median Home Prices

Pricing in both Frisco and Prosper stabilized throughout much of 2025.

We saw seasonal declines toward the end of the year — which is normal — and now we’re beginning to see early signs of seasonal spring pricing pressure again.

This does not signal a massive run-up.

It also does not signal a crash.

It signals stabilization.

As affordability improves and demand increases, pricing tends to respond — especially if inventory does not rise significantly.

Inventory Levels

Inventory remains relatively tight.

At the end of December:

• 596 homes were available in Frisco

• 317 homes were available in Prosper

If rates stabilize or decline further and demand increases — without a meaningful increase in inventory — upward pressure on pricing can follow.

Days on Market

Homes are taking longer to sell compared to the frenzy years.

Currently:

• 133 average days on market in Frisco

• 119 average days on market in Prosper

That means buyers have more time to make decisions.

However, homes that are priced correctly and in strong condition are still selling ahead of those averages.

Price Reductions – A Key Leading Indicator

One of the strongest indicators I watch is the percentage of homes that require a price reduction before going under contract.

That number has been flattening around 37–38%.

This is normal.

Not every home is priced perfectly from day one.

But as this number declines, it signals improving market strength.

What It All Means for Buyers & Sellers

Affordability isn’t perfect.

But it is improving.

• Mortgage rates have eased

• Price growth has moderated

• Wages are rising faster than home prices

Locally, we’re seeing more balance.

More negotiation room.

More realistic pricing.

This isn’t a frenzy market.

It’s not a crash market.

It’s a rebalancing market.

And in markets like this, strategy matters more than headlines.

For Buyers

There may be more opportunity than you think — especially compared to a year ago.

If you haven’t already, I encourage you to watch the full video above and also check out some of the recent quick move-in home tours where I highlight current opportunities.

For Sellers

Pricing and positioning correctly from the start is critical.

The days of dramatically overpricing and expecting buyers to negotiate are largely behind us.

Staying ahead of the market matters more than ever.

Should You Keep Waiting?

The real question isn’t whether the market is perfect.

It’s whether waiting actually improves your situation.

If you’d like to walk through your specific numbers — whether you're considering buying, selling, or simply evaluating your options — I’d be happy to help.

👉 Schedule Your Free Strategy Call