Is it a buyer’s market right now? Yes, it is.
This isn't a crash, it's a rebalancing that rewards agents who understand how to position properties effectively.
DFW has officially flipped to a buyer's market!
The strategies that worked in 2022 won't move listings in 2025 and agents who adapt their marketing approach now will capture market share from those still operating like it's a seller's market.
Why this matters to your business: Your listings now compete against 35% more inventory, but homes still sell when properly priced and professionally marketed. The agents winning listings and closing deals are those who can demonstrate how they'll make properties stand out.
By the numbers (NTREIS May 2025):
+35% increase in active single-family listings (32,122 vs 23,851 in May 2024)
$400,000 median single-family home price (down just 2% YoY)
4.5 months of inventory (well above 3-month balanced threshold)
54 days average time on market (+26% from last year)
86 days total time from listing to closing
What this means for your pipeline: Longer sales cycles, more demanding sellers, and fierce competition for listings. Success now requires proving you can market properties effectively, not just put them in MLS.
The opportunity: Agents who invest in professional marketing while others cut back will dominate their local markets.
The Market Reality Every Agent Needs to Understand
The DFW housing market just experienced its most significant shift since 2020. According to the latest NTREIS data, we've moved decisively into a buyer's market and that changes everything about how you need to operate your business.
The Numbers That Matter to Your Bottom Line
Active single-family inventory surged 35% year-over-year to 32,122 properties in May 2025. This means every listing you take now competes against significantly more inventory than it would have last year.
But here's what many agents are missing: homes are still selling. Despite the inventory increase, sales volume dropped only 1% year-over-year for single-family homes. The difference is that only well-priced, professionally marketed homes are moving.
The median price holding at $400,000 (down just 2%) proves DFW's fundamentals remain strong. This isn't a crash, it's a rebalancing that rewards agents who understand how to position properties effectively.
What Changed in Your Local Market?
Time to Sale: Properties now average 54 days on-market before going under contract, plus another 30 days to close. Your sellers need to understand they're looking at 84-86 days from listing to closing, not the 30-45 days they heard about from their neighbors in 2022.
Geographic Variations:
Dallas-Plano-Irving division: 4.7 months inventory, $420,000 median
Fort Worth-Arlington division: 4.2 months inventory, $367,584 median
Property Type Performance:
Single-family: Down 1% in sales volume (most resilient)
Condos: Down 31% in sales (buyers very selective)
Townhomes: Down 24% in sales (pricing pressure)
The New Listing Presentation Reality
Your potential sellers are getting different advice from every agent they interview. Here's what the data tells us you should be telling them:
Marketing Investment: In a market with 32,000+ competing listings, professional photography is now the baseline. Video content, social media marketing, and a comprehensive online presence aren't luxuries, they're requirements for success.
Pricing Strategy: The days of "testing the market" with optimistic pricing are over. Properties priced correctly from day one sell; overpriced properties sit and become stale inventory.
Timeline Expectations: Sellers expecting 2022 timelines will be disappointed and potentially blame their agent. Setting realistic expectations upfront protects your reputation and relationship.
Why Marketing Matters More Now, Not Less
This is where many agents get it backward. When inventory was limited, listings sold regardless of marketing quality. Now, marketing is the primary differentiator between properties that sell quickly and those that linger.
The competitive advantage: While some agents are cutting marketing budgets thinking "it's a tough market," smart agents are investing more in professional presentation. This creates a massive opportunity for agents who understand that buyer attention is now the scarcest commodity.
Seller expectations: Today's sellers know they're competing. They're actively choosing agents who can demonstrate how they'll make their property stand out from the 35% more inventory than last year.
Adapting Your Business Model
Listing Strategy:
Lead with market data that demonstrates your local expertise
Show comprehensive marketing plans, not just MLS exposure
Provide realistic timeline expectations based on current market conditions
Buyer Representation:
Educate buyers about their new negotiating power
Help them understand contingency options that are back on the table
Manage expectations about the increased time needed for property searches
Pipeline Management:
Plan for longer transaction cycles affecting cash flow
Focus on quality listings over quantity in this environment
Build systems for staying engaged with clients through extended timelines
The Technology and Marketing Edge
In this market, your marketing strategy becomes your competitive moat. Buyers have time to research, compare, and be selective. Properties need to capture attention immediately and maintain engagement throughout longer decision cycles.
What buyers expect now:
Professional photography that makes them want to schedule showings
Video content that gives them a true sense of the property
Social media exposure that reaches them where they spend time
Comprehensive online presence that builds confidence in both property and agent
What sellers demand:
Proof that their property will stand out in a crowded market
Marketing strategies that reach qualified buyers effectively
Regular communication and feedback during longer listing periods
Positioning for Market Share Growth
While some agents retreat, this market rewards those who lean in. Here's the opportunity:
Investment in Professional Marketing: When your competition is cutting back, investing in professional marketing creates immediate differentiation. Sellers notice agents who show up with comprehensive marketing plans versus those offering basic MLS listings.
Flexible Payment Options: Understanding that longer transaction cycles affect cash flow, consider offering payment structures that align with the new market reality. Programs like "pay at close" let agents invest in necessary marketing while managing cash flow during extended listing periods.
Education-Based Selling: Agents who can explain market conditions clearly and provide data-driven advice will win listings from those still operating on outdated assumptions.
What Success Looks Like Now
The agents thriving in this market share common characteristics:
They invest in professional marketing despite longer cycles
They use market data to set realistic expectations
They differentiate through superior service and presentation
They understand that buyer attention is now the primary constraint
The bottom line: This market shift creates an opportunity for agents willing to adapt. While others complain about conditions, successful agents are capturing market share by providing the professional marketing and realistic guidance sellers need.
Your Next Steps
Update your listing presentations with current market data and expanded marketing plans
Invest in professional marketing tools that make your listings stand out
Prepare for longer transaction cycles with appropriate business planning
Focus on education when working with both buyers and sellers
The agents who recognize this market shift as an opportunity rather than an obstacle will emerge stronger and with expanded market share.
Market analysis based on NTREIS May 2025 data from Texas Real Estate Research Center at Texas A&M University and the MetroTex Association of REALTORS®.
