Bill Koenig North Texas Realtor

08/19/2026

At the mid-year mark, Grapevine is outperforming the overall DFW resale market.

July ‘26 saw a record sales price, fewer days on market (DFW avg DOM is 51), and less inventory supply based on demand (DFW is 5.2 months).

The most impressive figure is the % of Original Price of 102.8% (that’s +2.8% above Asking Price). DFW is at 94.0%, Tarrant County 97.3%, Flower Mound 95.2%, Southlake 81.9%, Coppell 94.4% and Colleyville 99.9%.

Want to know how your part of DFW is performing? Live in Grapevine and want to know how your home may compare? Text me or comment "COMPARE" below. I'll be happy to run the numbers for you. Bill Koenig, Ebby Halliday Realtors, (972)486-9400.

08/18/2026

SALES PRICE – Overall, sales prices are down (-1.5%) Y2Y, mostly driven by continuing drop in New Construction pricing (-4.4%). Resale prices have remained relatively flat the last 5 years, while New Construction dropped -11.1% since 2022. The impact on New Construction is greater than the numbers show since builder incentives are not included in this data.
ORIGINAL LIST PRICE (asking price) – Overall, the Original List is slightly down from the last 2 years, but has increased +3.3% since 2022. During this time, Resale is up +6.3% and New Construction is down -13.7%.
DAYS ON MARKET (DOM) – The days on market has tripled since the rush of 2022 and is now up to the higher end of the normal range (45-60 days) at 59 days. Part of this is driven by continuing pressure from New Construction and part is the increasing gap between the asking price and the eventual selling price. Buyers have more time to shop and evaluate properties. This is Resale only data since New Construction Days on Market is not a true representation of the time they have marketed the home.
% of ORIGINAL PRICE – The difference between Ask and Get continues to expand. Currently, the gap is roughly -10%. A common phrase is “Sellers are stuck in 2022, while Buyers are in 2009.” This gap between Ask and Get and the DOM will shrink when Sellers price more realistically with the market demand. Homes priced correctly are moving quickly still.
RESALE MONTHS SUPPLY – Overall, supply of For Sale homes has levelled into a more “Neutral” range at 4.6 months. This means it’s not necessarily a Buyer’s or Seller’s Market. This does vary quite a bit from community to community. Some local communities are showing only about 2 months of inventory, while others are up as high as 7 months of inventory (especially where there is a lot of New Construction). It’s been reported that New Construction nationally is sitting on between 10-11 months worth of inventory.
HOMES FOR SALE (inventory) – For Sale inventory may be levelling off since it’s slightly down Y2Y. New Construction inventory is much greater than what is reported by the MLS.
NEW LISTINGS – A leading indicator on the health of the market. New Listings are flat Y2Y. Overall, total New Listings are up +21.7% since 2022. During that time Resale is up +12.7% and New Construction +75.7%.
PENDING SALES (homes under contract) – Total homes Pending has been relatively flat over the last five (5) years. Resale is up +4.0% Y2Y (back to 2023 level), but down -14.0% from the peak of 2022. New Construction continues to grow, increasing +100.0% since 2022.
CLOSED SALES – Total sales are up +2.7% Y2Y, driven by Resale (+4.2%) with New Construction being flat. Resale has shown consistent growth the last four (4) from its peak of 2022. New Construction is doing better than the numbers from the MLS reflect.

08/17/2026

At the mid-year mark, Flower Mound is outperforming the overall DFW resale market.

May ‘26 saw a record sales price. It also has fewer days on market (DFW avg DOM is 51), and less inventory supply based on demand (DFW is 5.2 months).

Flower Mound is moving towards a “Balanced Market” (4-6 months inventory).

Inventory has grown, but Demand is also up which is helping maintain solid sales prices.

This is impressive considering the increase in New Construction in and around Flower Mound.

Want to know how you part of DFW is performing? Live in Flower Mound and want to know how your home may compare? Text me or comment "COMPARE" below. I'll be happy to run the numbers for you. Bill Koenig, Ebby Halliday Realtors, (972)486-9400.

08/07/2026

Waiting for the market to get better assumes it's currently bad.

Here's what the DFW numbers actually project.

Nobody credible is forecasting a crash. Nobody's forecasting 2022 again either.

MORTGAGE RATES: 6.50% to 7.00% through year end. Where they land inside that range depends largely on Federal Reserve action later this year.

MEDIAN RESALE SALES PRICE: approximately $365,065.

MEDIAN ORIGINAL ASKI: approximately $392,431.

SALE PRICE AS A PERCENT OF ASK: near 93.0%, improving as sellers set more realistic initial prices.

DAYS ON MARKET: around 61.

MONTHS SUPPLY: 4.8, with homes for sale inventory near 32,543.

CLOSED SALES: roughly 7,007 per month, holding near the first-half pace.

NEW CONSTRCUTION: full-year starts of 41,000 to 45,000, closings of 44,000 to 46,000.

Builder incentives are expected to stay heavy through Q4. That's largely what holds volume near flat.

MULTIFAMILY: full-year rent growth between -1% and +1%, with vacancy tightening toward 10% through 2027. Rent growth is projected to normalize, returning to +3% to +5% by late 2027.

SINGLE-FAMILY RENTALS are expected to keep outperforming apartments on occupancy and effective rent.

COMMERCIAL: deal flow accelerating in Q3 and Q4. Industrial and retail lead, office stabilizes, multifamily bottoms.

The spread between the strongest and weakest DFW submarkets is wider than any metro average shows.

Want these projections applied to Ft Worth, North Richland Hills, Arlington, Colleyville or your submarket? Text me or comment "OUTLOOK" below. Bill Koenig, REALTOR®, Ebby Halliday Realtors, (972)486-9400.

08/05/2026

The DFW first-half 2026 numbers are in.

The DFW market didn't crash. It just stopped being 2022.

CLOSED RESALE SALES: up +4.2%.

PENDING SALES: up +4.0%.

Two independent demand measures moving the same direction. That's real!

MEDIAN SALES PRICE: $367,833, down -0.4%.

MEDIAN PRICE PER SQUARE FOOT: $185, down from $190. A -2.6% decline.

The per-square-foot number is the truer read on value.

Sellers captured 90.1% of median original ask, up from 89.4%.

First year-over-year improvement in that figure since 2022.

HOMES FOR SALE: 31,322, down -2.5%.

MONTHS SUPPLY: 4.6.

Balanced range. For context, 2022 ran 1.2 months and 10,759 homes.

DAYS ON MARKET: 59, up +2 days.

This June, 3,588 of 8,888 Dallas-Fort Worth resale sales REDUCED PRICE before contract. That's 40.4%.

NEW CONSTRUCTION is part of that pressure — builder incentives ran $15,000 to $35,000 and higher.

DFW also held the #1 U.S. COMMERCIAL MARKET to watch ranking for a second year, per PwC and the Urban Land Institute.

Want the full first-half data for Keller, McKinney, Flower Mound, Argyle or your area? Text me or comment "NUMBERS" below. B ill Koenig, Ebby Halliday Realtors, (972)486-9400.

NOTE: Figures reflect NTREIS resale data and builder-reported research for January–June 2026 and exclude new construction unless noted.

07/31/2026

Affordable modern living! Built in 2023, this move-in ready 4-bed, 3-bath gem in Royse City, TX offers 2,118 sq ft of open-concept space for just $294,999. DM me for a tour today! Equal Housing Opportunity.

07/31/2026

📍 Reduced Price 📍 This recently reduced home at 1945 Huisache Street in Royse City won't last long, so, don't wait to set up a showing! Reach out here or at (972) 486-9400 for more information!

Spacious Open Floorplan in Sought-After Verandah! This inviting home offers room for everyone, with a seamless flow between the living, dining, and kitchen areas that's perfect for entertaining and everyday family life. The bright, airy kitchen features stainless appliances, a large island, and a...

07/31/2026

📍 Reduced Price 📍 This recently reduced home at 1945 Huisache Street in Royse City won't last long, so, don't wait to set up a showing! Reach out here or at (972) 486-9400 for more information!

Bill Koenig, REALTOR
Ebby Halliday Realtors
Call/Text - (972) 486 - 9400

Spacious Open Floorplan in Sought-After Verandah! This inviting home offers room for everyone, with a seamless flow between the living, dining, and kitchen areas that's perfect for entertaining and everyday family life. The bright, airy kitchen features stainless appliances, a large island, and a...

07/27/2026

Does Your Homeowners Insurance Cover This?

Water damage often starts with a small failure that goes unnoticed.

A cracked toilet connector, worn washing machine hose, or leaking refrigerator line can release water until someone finds it.

If your North Richland Hills, Keller, Arlington or Rockwall home is vacant during a vacation, damage may spread through floors, drywall, cabinets, and belongings.

Homeowners insurance may cover sudden and accidental water damage from a burst plumbing supply line, depending on policy language, exclusions, deductibles, and claim facts.

The failed hose or connector itself may not be covered.

For homeowners in Dallas-Fort Worth, Argyle, Frisco, Grapevine, Flower Mound, and Southlake homeowners, prevention begins with a simple inspection schedule.

Check supply lines at toilets, sinks, dishwashers, washing machines, and refrigerators for corrosion, brittleness, bulging, discoloration, or moisture.

Replace aging rubber hoses when appropriate, and consider braided stainless steel replacements.

For extended travel, consider turning off the main water supply, if practical.

Leak sensors can provide alerts, while automatic shut-off systems may stop water flow when a leak is detected.

Review your policy with an experienced insurance professional (like my friend, independent insurance agent Sarah Muniz, HomeServices Insurance, 817-502-2098) to understand coverage, exclusions, and deductibles.

A quick inspection today could help prevent a very expensive surprise tomorrow.

The key takeaway is simple: early detection can limit the size of a loss.

Want my quick supply-line inspection checklist? Text me or comment "LEAKCHECK" below and I'll send it your way.

This post is educational only and not insurance advice. Confirm your coverage details with your insurance provider. Bill Koenig, DFW REALTOR®, Ebby Halliday Realtors, (972-486-9400. Equal Housing Opportunity.

07/24/2026

Who Wins and Who Loses Under the New ROAD Act?

The 21st Century ROAD to Housing Act is a federal housing shift, but its effects will vary.

The law focuses on supply, faster reviews, financing reforms, and limits on institutional purchases of existing homes.

POTENTIAL WINNERS include first-time buyers, developers, manufactured housing producers, community banks, veterans, rural homeowners, and pro-housing communities.

For Dallas-Fort Worth, key provisions may encourage faster permitting, infill, adaptive reuse, and local lending.

That could affect North Texas markets such as Frisco, McKinney, Denton, Fort Worth, and surrounding suburbs.

POTENTIAL LOSERS may include large institutional investors because the law restricts additional purchases by entities who own 350+ single-family homes.

Eligible jurisdictions with slower housing production could face reduced community-development funding.

Local-control and environmental-review advocates that rely on lengthy reviews to challenge development may view federal incentives and faster approvals as added pressure.

The ROAD Act is not an instant affordability solution. Results depend on funding, agency rules, and local implementation.

In DFW, success will mean producing attainable homes in locations and price ranges buyers need.

North Texas real estate isn't just numbers, it's real people trying to find home. If you've felt squeezed out and want to talk through what this means for your home search, text me or comment "IMPACT" below. Bill Koenig, Ebby Halliday Realtors, (972)486-9400.