Frisco & Prosper Housing Market Update: What July's Numbers Really Show

The national housing headlines are loud right now: sellers pulling their homes off the market at the fastest pace since 2020, prices softening, buyers waiting it out. But the Frisco and Prosper housing market is not following that script. Below are July's actual single-family numbers for both cities, and more importantly, what they mean whether you are buying or selling.

The Short Version

Local prices are holding, not crashing. Homes are taking longer to sell and more sellers are cutting price, and that part does line up with the national trend. But the number that tells you where this market is actually heading is pending sales, and ours are down sharply while the national number is up. That combination, steady prices with cooling demand, is what is quietly handing buyers the most leverage they have had in a while.

Local Prices Are Holding

Despite all the national "prices are falling" talk, our median prices are broadly flat to higher. I keep resale and new construction separate here, because blending them hides the real story.

Frisco resale is essentially flat, both month over month and year over year, and Frisco new construction is up slightly. Prosper resale came down from last month but is still up about 7% from a year ago. This is not a crash.

But Homes Are Taking Longer, and Sellers Are Adjusting

Here is where we do line up with the national picture. Single-family homes are averaging around 83 days on market in Frisco and closer to 95 days in Prosper. Median list prices are basically flat in Frisco at about $730,000 and edging down in Prosper at about $867,000. And the share of sellers who have already cut their price has climbed to roughly 49% in Frisco and 57% in Prosper. More than half of Prosper sellers have already dropped their price at least once.

The Number That Matters Most: Pending Sales

Closed sales tell you what already happened. Pending sales, the homes that just went under contract, tell you where the market is going. Ours are down across the board, and this is the single clearest place our market separates from the national story.

• Resale pending sales: down about 19.9% in Frisco, down about 32.3% in Prosper
• New construction pending sales: down about 57.6% in Frisco, down about 27.3% in Prosper
• Months of inventory: 5.8 months in Frisco, 7.4 months in Prosper
• Resale closings in Frisco: 221, actually up 8.9% from a year ago

One caveat worth stating plainly: new construction closings are also down sharply, but as sales slowed, builders simply stopped putting up as many spec homes, so there is less inventory to close. The pending numbers are the cleaner read. And notice that resale is still transacting, with Frisco resale closings up almost 9% year over year. It is not that nothing is selling. It is that buyers have more choice and more time than they have had in a long while.

What This Means For You

On interest rates, the national forecasts have them staying relatively stable in the low-to-mid 6% range, so I would not count on a big drop to rescue your budget. But I also would not wait for one when there is real money to negotiate today. Longer-term forecasts still call for modest price growth, which means the window where buyers hold this much leverage may not stay open forever.

▶ Watch the full market update on YouTube

Figures reflect July 2026 single-family data for Frisco and Prosper and are for general comparison only. Price-reduction percentages are from Altos Research and are not separated between resale and new construction. Contact me for current, address-specific numbers.