Plano Market Data Archive

Frequently Asked Questions About Plano's Real Estate Market

Here are the Plano market questions I get every week, answered with live MLS data instead of generic national stats.

How much do houses in Plano, TX cost?

The 2025 median home price in Plano was $540,000, based on 2,297 closed single-family home sales compiled from NTREIS MLS data. That figure represents the true middle of the market — half of all homes sold for more, half for less — and has remained remarkably stable over the past two years following the 2020–2022 appreciation cycle.

Prices in Plano increase as you move from east to west. In 2025, 75074 in East Plano carried the lowest median at $405,000, the Central Plano ZIP codes — 75023, 75025, and 75075 — ranged from $440,000 to $498,375, and West Plano's 75093 and 75024 commanded the highest medians at $770,000 and $677,500 respectively. This nearly 2x spread from east to west reflects differences in home age, lot size, school assignments, and proximity to the Legacy West and Granite Park corporate corridors.

For monthly ZIP-code comparisons, see the Plano Price Matrix. For full historical data by ZIP code, each archive page tracks 10+ years of median prices, sales volume, and days on market.

How much can buyers negotiate off the asking price in Plano?

In 2025, the median sold-to-list ratio in Plano was 97–99%, meaning most homes sold for 1–3% below their listing price — not the 10% discount that many first-time buyers expect to negotiate. That gap between expectation and reality is one of the most common adjustments buyers make when entering the Plano market.

The negotiating environment shifted across the year. During the spring market, well-priced homes frequently sold at or above asking — April closed at 99.3% sold-to-list and May at 98.9%. As inventory increased through the second half and into fall, modest negotiating room opened up, particularly for homes that had been sitting longer than 30 days or needed updates. By December 2025, the median sold-to-list ratio had eased to 97.4%.

Actual leverage depends heavily on price point, condition, days on market, and competing offer activity in a specific ZIP code. A home priced correctly in 75093 behaves very differently than an overpriced listing in 75074. The monthly Price Matrix tracks sold-to-list ratios by ZIP code, and the weekly inventory table shows current pending and price reduction activity — both are useful signals for calibrating an offer strategy in real time.

How long does it take to sell a house in Plano?

The 2025 median days on market for closed single-family home sales in Plano was 25 days. That figure represents the full-year midpoint — seasonal variation means some months move considerably faster and others slower. April and May consistently produce the lowest DOM readings, historically reaching 7–8 days at the spring market floor based on 10 years of Plano MLS data. January and February produce the highest, with January 2026 closed sales coming in at 36 days.

A well-priced, well-presented home can sell quickly in any month. For a full analysis of how listing timing affects days on market in Plano, see our guide to the best time to list your home in Plano.

Is the Plano real estate market going up or down?

Plano's housing market demonstrated remarkable stability in 2025, with the median home price finishing the year at $540,000 — a modest +0.4% increase year-over-year. That figure understates the market's underlying health: total closed sales reached 2,297 homes, up 4.5% from 2024's 2,196, meaning more transactions completed at stable prices rather than prices inflating on thin volume. Days on market held at a median of 25 days for the full year, indicating consistent buyer demand despite mortgage rates that ranged between 6.2% and 7.0% throughout 2025.

The stability becomes more meaningful in historical context. Plano median prices have grown 84% since 2015, from $292,700 to $540,000, spanning a complete market cycle: steady corporate-relocation-driven growth through 2019, a pandemic surge in 2020–2021, a rate-shock correction in 2022–2023, and a new equilibrium in 2024–2025. The current market is not declining — it is consolidating at a price level supported by strong employment fundamentals and persistent inventory constraints in Collin County.

For 2026, the directional signals are mixed. Inventory remains constrained — active listings in early 2026 are running below the same period in 2025 — which continues to support pricing even as buyer urgency has moderated from the peak years. Price appreciation is likely to remain modest. The market is best characterized as balanced, with outcomes increasingly determined by individual property condition, pricing strategy, and ZIP code rather than broad market momentum.

What is the 10-year price trend for Plano homes?

From 2015 to 2025, the Plano median home price grew from $292,700 to $540,000 — an 84% increase over the decade. That growth was not linear. The market moved through four distinct phases: steady corporate-relocation-driven appreciation of 5–8% annually from 2015 through 2019; a pandemic-era surge in 2020–2021 that pushed prices up nearly 40% in two years as mortgage rates hit historic lows and remote work accelerated suburban migration; a sharp deceleration in 2022–2023 as the Fed's rate hikes sidelined buyers; and a stabilization in 2024–2025 with minimal but positive appreciation.

The stabilization phase is notable for what didn't happen. Despite mortgage rates remaining above 6% throughout 2024 and 2025, Plano median prices held at $538,000 and $540,000 respectively — essentially flat, but not declining. The market absorbed one of the most aggressive Fed tightening cycles in modern history without giving back its pandemic-era gains.

For buyers and sellers trying to time the market, the 10-year dataset suggests Plano's pricing has been remarkably resilient across multiple economic cycles. Detailed annual and monthly data going back to 2015 is available in the historical archive above.

How does Plano compare to other North Texas cities?

Among its closest neighbors in Collin County, Plano occupies a distinct position in the 2025 market data. At a $540,000 median price, Plano sits above Allen ($525,000) and McKinney ($495,000) but below Frisco ($690,000). All three neighboring cities recorded year-over-year median price declines in 2025, while Plano's median edged up $2,000 — the only positive movement in the peer group.

Plano also moved faster than any of its neighbors. The 2025 median days on market was 25 days in Plano, compared to 29 in Allen, 36 in Frisco, and 37 in McKinney. Plano's sold-to-original-list ratio of 96.8% tied Allen for the strongest in the group, suggesting sellers here are pricing accurately and buyers are transacting close to initial ask.

Zooming out to the broader market, Plano's $540,000 median sits 37% above the DFW metro median of $393,410 and 15% above the Collin County median of $467,860 — reflecting the premium that Plano's established infrastructure, corporate employment base, and school district quality commands within the region.

For a full comparative analysis including historical context and 2026 outlook, see the 2025 Plano Market Report and the 2026 Plano Market Outlook.

When is the best time to sell a house in Plano?

Based on 10 years of Plano MLS data from 2015 through 2025, seasonal patterns in days on market and closed sales volume are consistent and predictable. April and May produce the lowest median days on market of any month — historically 8 to 9 days — coinciding with the highest concentration of active buyers relative to available inventory. June through August sustain strong volume, with June representing the peak closing month across the full dataset at over 3,300 closed sales aggregated across the decade.

January is the slowest month by both measures — the fewest closings of any month and the highest median days on market at approximately 25 days. This reflects homes that entered the market during the holiday period and carried accumulated time before closing, not a collapse in buyer demand.

The seasonal pattern is driven by inventory dynamics rather than buyer presence. Since buyers concentrate on the freshest inventory, when new listing volume surges in spring, the result is low DOM metrics. As new listings decline through Q4, buyers contract on homes that have been sitting longer, which shows up as elevated DOM in winter closings. A well-priced, well-presented home listed in any month will compete effectively.

Where does this Plano market data come from and how often is it updated?

All data is sourced from NTREIS (North Texas Real Estate Information Systems) and processed through proprietary Power BI systems maintained since 2015, tracking every residential transaction in Plano across more than a decade. Weekly inventory snapshots are published every Friday tracking active listings, new listings, pending sales, and recent closings. Monthly comprehensive reports — including the Plano Price Matrix and all six ZIP code archive pages — are updated early in the following month with full closed sales data including median prices, sales volume, days on market, and price per square foot.

For detailed methodology, data sourcing, and accuracy information, see our Plano Real Estate Data FAQ & Methodology page.

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