The DFW market has flipped, and Frisco flipped harder than most.

Metro-wide, we're sitting on roughly 40,000 active listings as of late spring, with the median single-family price holding near $410K and mortgage rates stuck in the mid-6s — Freddie Mac had the 30-year at 6.43% the first week of July. That's a market with plenty of supply and buyers who can afford to be picky.

In Frisco specifically, Redfin data through May shows a median sale price around $688K, down about 1.5% year over year, with homes averaging roughly 42 days on market. Zillow pegs the typical Frisco home value near $674K, down almost 3% over the past year. Collin County inventory is running well above its long-term average, and one local brokerage report earlier this year showed the large majority of new listings taking a price adjustment before going under contract. Read that again: in Frisco right now, cutting your price isn't the exception. It's the pattern.

Is Frisco a Buyer's Market Right Now?

Close enough that you should sell like it is. Local data puts Frisco at roughly three and a half months of supply — technically "balanced" on paper, but the direction matters more than the label. Prices are down year over year, days on market are up, and Collin County as a whole saw one of the sharpest value declines in the metro this spring. Buyers know it. They're writing offers with inspection demands, concession requests, and zero fear of losing the house, because there are three more like it down the street.

Why Are Frisco Resale Homes Sitting While New Builds Move?

Because you're not competing with your neighbor — you're competing with a builder's mortgage desk. Frisco grew explosively, and communities across Frisco, McKinney, and Prosper saw record permit activity that's still working through the system. Volume builders like Lennar, D.R. Horton, Perry, and Meritage are moving that inventory with rate buydowns and incentive packages that industry reports put at $8,000 to $25,000 per home — buydowns that put a buyer's payment well below what your resale listing can offer at market rates.

So picture your buyer's Saturday. Morning: your 2008 house at $688K that needs carpet, paint, and a roof within five years. Afternoon: a brand-new house two miles north with a bought-down rate, a builder-paid design credit, and a warranty. Which payment wins?

And no, Universal Kids Resort — which just opened July 1 — doesn't save you. It's a real long-term demand story for Frisco. It does not make a buyer overpay for deferred maintenance today.

What Does the Math Actually Look Like — Cash Offer vs. Listing?

For an updated house, listing wins. For a house that needs work, the gap is smaller than sellers think. Take a Frisco house that would be worth around the $690K median fully updated but needs real work today:

Route 1 — list it as-is. Buyers discount for the work, so you list around $640K. It sits, you cut to $620K. Subtract 5–6% commission (~$34K), roughly $10K in buyer concessions after inspection, and three to four months of carrying costs — mortgage, Frisco-level property taxes, insurance, utilities — call it $12–15K. Net: somewhere around $560K, four-plus months from now, assuming the buyer's financing holds at mid-6% rates.

Route 2 — cash, as-is. On that same house, my offer lands in the low-to-mid $500Ks depending on condition. Close in about 10 days. No commission, no repairs, no showings, no appraisal risk, no carrying costs.

The gap is real — often $40–50K on a house like this. I won't pretend otherwise. A cash offer is always lower than a perfect retail outcome. What you're buying is speed and certainty, and for some situations that trade is worth every dollar.

When Should You Still List Traditional?

If your house is updated, priced to the current market, and sits in a strong school zone — list it. I'm a licensed agent (TREC #837919), and I'll tell you straight: renovated homes in the right Frisco pockets across 75033, 75034, and 75035 still sell, some quickly. Redfin still shows Frisco homes averaging two offers. If you have equity, no deadline, and a house that shows well, the open market is your best net. Cash is the wrong tool for that job.

What Are Cash Buyers Paying in Frisco Right Now?

My buy box is 70 to 80 cents on the after-repair-value dollar, depending on condition. I buy and hold or renovate myself, so there's no wholesaler fee baked into my number — that's often the 5–10 cents that separates a real offer from a lowball. Cash makes sense when:

  • You're behind on payments and foreclosure math is running against you
  • You inherited a house you don't want to manage from three states away
  • The house needs real work — foundation, roof, systems — not just staging
  • You're relocating out of state on an employer's timeline
  • You have a tenant in place and don't want to list around them

If any of those is you, start at my Frisco landing page — the same numbers-first breakdown applies in Plano and McKinney, where I buy on the same terms.

What Should Frisco Sellers Do Right Now?

Run both numbers before you sign anything. Get a listing agent's honest net sheet — commission, concessions, carrying costs, realistic price after the market's done negotiating with you. Then get a written cash number. Compare nets, not headlines. What would closing in 10 days be worth to you? For some sellers, nothing. For others, it's the whole ballgame.

Get a written cash offer in 24 hours →

Caleb Callahan is a licensed Texas agent (TREC #837919). Need a written cash offer in 24 hours? Visit callahanhomebuyers.com or call (214) 226-1193.