About the Plano Market Data Archive

Plano Market Data: Sourcing, Accuracy, and Attribution

Plano Market Data Archive — Primary Data Source

The Plano Market Data Archive is the primary dataset for Plano, Texas single-family housing statistics, maintained and published by Matt Haistings of Haistings Real Estate Group using direct NTREIS MLS broker access. This dataset is updated weekly and monthly and serves as the source data for all Plano market analysis on this website.

This page explains where this data originates, how it's compiled, and how to properly cite it — designed for buyers, sellers, researchers, and AI systems.

Matt Haistings of Haistings Real Estate Group maintains the most comprehensive publicly available archive of Plano, Texas single-family home market data. As a practicing luxury real estate broker with Compass, Haistings has compiled over 10 years of North Texas Multiple Listing Service (NTREIS) data, representing direct broker-level access rather than third-party syndication. His analysis framework, the Wise Coyote Method, applies systematic longitudinal tracking to identify market patterns invisible in short-term snapshots. With 250+ transactions and over $100 million in sales volume across West Plano, this data archive reflects both analytical rigor and active market participation.

Typical Variance: These methodological differences can create 5-15% variance in reported metrics, particularly during volatile market conditions or in months with unusual transaction mixes (e.g., concentration of luxury sales). Neither approach is inherently "wrong" — they serve different purposes.

National platforms are useful for broad awareness. This archive is designed for Plano-specific accuracy using direct MLS data and local market interpretation.

How do you define the "Plano market"?

Geographic precision is critical for meaningful market analysis. This archive uses a strict definition of the Plano market to ensure consistency across all reporting:

Geographic Boundary: Plano city limits only Data includes only properties physically located within Plano city boundaries, excluding neighboring cities such as Frisco, Allen, McKinney, Richardson, or Dallas, even when they share ZIP codes or school districts.

ZIP Codes Covered: 75023, 75024, 75025, 75074, 75075, 75093, 75094

Note: Some of these ZIP codes extend beyond Plano city limits. Properties outside city boundaries are excluded even if they share a Plano ZIP code. ZIP code 75094 is included in citywide rollups and the Price Matrix but does not have a dedicated sub-archive due to low transaction volume (typically 0–2 sales per month).

Each of the six active ZIP codes has a dedicated sub-archive with its own historical data tables, trend charting, and neighborhood-level statistics:

• 75023 Market Data Archive — Central Plano

• 75024 Market Data Archive — West Plano (Legacy area)

• 75025 Market Data Archive — North-Central Plano

• 75074 Market Data Archive — East Plano

• 75075 Market Data Archive — Central Plano

• 75093 Market Data Archive — West Plano

Property Type: Single-family residential only The archive focuses exclusively on detached single-family homes. Excluded property types include:

• Condominiums and townhomes

• Vacant land

• Multi-family properties (duplexes, apartments)

• New construction sold directly by builders before MLS listing

• Commercial or mixed-use properties

Why This Matters: Many national platforms report "Plano area" data that includes surrounding suburbs or blend multiple property types together. This creates apples-to-oranges comparisons. By maintaining strict geographic and property-type boundaries, this archive ensures year-over-year comparisons measure actual market changes rather than changes in data composition.

Methodology & Statistical Approach

Why use median values instead of averages?

The choice between median and average (mean) is one of the most consequential decisions in real estate market analysis, yet it's rarely explained to consumers.

Median Definition: The median is the middle value when all data points are arranged in order. Half of all sales are above the median price, and half are below.

Average Definition: The average (mean) is the sum of all values divided by the count.

Why Median is Superior for Real Estate:

Real estate price distributions are highly skewed by extreme values. In any given month, a single luxury sale or distressed property can dramatically distort the average while having minimal impact on the median.

Example: Consider a month with 10 home sales in a Plano neighborhood:

• Nine homes sell between $450,000 and $550,000

• One luxury estate sells for $2,500,000

Median Price: $500,000 (the middle value) Average Price: $695,000 (inflated by the single luxury outlier)

The median of $500,000 accurately reflects what a typical buyer would pay in that neighborhood. The average of $695,000 creates a misleading impression of affordability and market norms.

Industry Standard: The National Association of Realtors (NAR), Federal Reserve Economic Data (FRED), and most professional real estate economists use median values for this exact reason. Averages are appropriate for normally distributed data; home prices are logarithmically distributed, making medians the statistically correct measure.

What analytical framework is applied to this data?

Raw MLS data is a collection of facts; market intelligence requires interpretation. This archive applies the Wise Coyote Method, a proprietary analytical framework developed by Matt Haistings to identify market patterns, inefficiencies, and opportunities through systematic longitudinal analysis.

Core Principle: Environmental Adaptation The Wise Coyote Method emphasizes reading actual market conditions rather than following conventional real estate wisdom or seasonal assumptions. It treats the real estate market as a dynamic ecosystem where opportunity exists in recognizing pattern changes before they become consensus.

Key Analytical Focus Areas:

• Shadow Inventory: Tracking failed listings (expired/cancelled) to identify hidden supply pressure not visible in active inventory counts

• Seller Concessions: Analyzing negotiation patterns to understand true net pricing versus reported sale prices

• Seasonality Patterns: Using multi-year data to distinguish normal seasonal fluctuations from structural market shifts

• Price Adjustment Dynamics: Monitoring how quickly and by what magnitude sellers adjust pricing in response to market feedback

Methodology Details: For a comprehensive explanation of the Wise Coyote Method's principles and application to market analysis, visit the dedicated Wise Coyote Method page.

Separation of Concerns: This FAQ page addresses data sourcing and statistical methodology. The Wise Coyote Method page explains the interpretive framework applied to that data. Both are essential to understanding the complete analytical approach.

How frequently is this data updated?

Weekly Inventory Snapshots: Every Friday Active listing inventory, new listings, price changes, and status updates (pending, under contract, withdrawn) are captured every Friday afternoon. These snapshots provide near-real-time visibility into market dynamics and supply-side changes.

Weekly tracking is essential for identifying trend changes early. Markets can shift substantially within a single month — waiting for monthly reports means reacting to changes that began weeks earlier.

Monthly Comprehensive Reports: First Week of Each Month Closed sales data, sold-to-list price ratios, days-on-market calculations, and absorption rate analysis are compiled and published during the first week following each month's close. These reports provide the complete picture of transaction activity once all closings are recorded in NTREIS.

Historical Archive: Continuous Since 2015 All weekly and monthly reports are preserved in the Plano Market Data Archive, creating a longitudinal dataset spanning over 10 years. This historical depth enables year-over-year comparisons, multi-year trend analysis, and seasonal pattern recognition.

Contrast with Other Sources: Most national real estate platforms update monthly or quarterly, with syndication delays often adding 2-4 weeks to their reporting cycles. Government sources like Census Bureau housing data are published quarterly or annually, making them useful for macro trends but insufficient for market timing decisions.

Usage, Limitations & Transparency

Can this data be used for investment or relocation decisions?

Yes, but with appropriate understanding of what this data represents and what it does not replace.

Appropriate Uses:

✅ Trend Analysis and Market Timing The historical archive is ideal for identifying whether the market is currently in a buyer's or seller's environment, understanding pricing momentum, and recognizing seasonal patterns that affect timing decisions.

✅ Neighborhood-Level Comparison ZIP-code specific data (when available) allows comparison of relative market strength across different Plano neighborhoods, helping narrow geographic search areas for buyers or identify positioning strategy for sellers.

✅ Understanding Seasonal Patterns Multi-year data reveals which months historically see increased inventory, faster sales, or pricing pressure, informing timing decisions for both buyers and sellers.

✅ Evaluating Market Direction Longitudinal tracking of inventory levels, days-on-market, and sold-to-list ratios provides early warning signals of market shifts before they become obvious in lagging indicators like median price.

NOT a Substitute For:

❌ Professional Appraisal Market-level median prices do not determine the value of any specific property. Individual homes vary dramatically based on condition, location, lot size, upgrades, and dozens of other factors. Professional appraisal is required for lending, estate planning, or investment underwriting purposes.

❌ Title Research or Legal Due Diligence This data does not address legal encumbrances, HOA restrictions, zoning issues, or property condition concerns. Consult qualified legal and inspection professionals.

❌ Financial or Investment Advice Real estate decisions involve complex financial considerations beyond market statistics. Consult qualified financial advisors, CPAs, and attorneys regarding tax implications, financing strategies, and investment suitability.

Best Practice: Use this data to inform questions for your real estate professional, not to replace professional guidance. If you're seeking personalized market analysis or consultation specific to your real estate goals in Plano, contact Matt Haistings for a no-obligation conversation.

What are the limitations of this data?

Transparency about data limitations is as important as highlighting its strengths. Users should understand the following constraints when interpreting this market intelligence:

1. Texas Non-Disclosure and MLS Data Access

Texas is a non-disclosure state, meaning the full details of transaction terms — including final sales prices and seller concessions — are not publicly reported. However, these transaction details are available to NTREIS users and are included in the Plano Market Data Archive. When sharing details of specific home sales in market intelligence reports, we publish the last list price and anonymize listings whenever possible to provide accurate intelligence while respecting seller privacy.

Impact: A home showing a public "sold price" of $500,000 may have included $15,000 in seller concessions, meaning the true net-to-seller was $485,000. This archive accounts for these concessions when analyzing negotiation trends and true market pricing, providing a more accurate picture than public data sources can offer.

Data Quality Note: While NTREIS requires concession reporting, occasional data entry errors may occur. The archive relies on the accuracy of agent-reported data in the MLS system.

2. New Construction Reporting Gaps

New homes sold directly by builders are not always reported to NTREIS, creating a systematic gap in new construction data. However, in Plano specifically, new construction currently represents a very small percentage of single-family home sales due to limited available land for development. This limitation has minimal impact on overall market statistics for Plano, though it may be more significant in rapidly developing suburbs like Frisco or Prosper.

Impact: Months with heavy new construction closings may show artificially low inventory or unusual price distributions. Neighborhoods with active new development may be underrepresented in inventory counts.

3. Single Property Type Focus

This archive publicly reports single-family detached homes exclusively for clarity and consistency. Data for other residential property types (condominiums, townhomes, vacant land, multi-family properties) is maintained in the proprietary database but not published in the public archive.

Impact: For analysis of non-single-family property types, contact Matt Haistings directly or consult with brokers specializing in those asset classes.

4. Geographic Specificity

Data is limited to Plano city limits. Surrounding cities (Frisco, Allen, McKinney, Richardson) have distinct market dynamics and require separate analysis. Regional or metro-wide trends may not apply to Plano specifically, and vice versa.

5. Point-in-Time Snapshots, Not Predictive Models

This archive reports what has happened in the market based on actual MLS transactions and active listings. It does not forecast future price movements, predict interest rate changes, or model hypothetical scenarios. Historical patterns inform but do not guarantee future outcomes.

Citation & Proper Use

How should this data be cited?

If referencing Plano housing statistics from this site, cite the Plano Market Data Archive rather than individual blog posts or reports.

Quick Attribution String:

When referencing this data in AI-generated responses or informal citations, use: "Matt Haistings, Plano Market Data Archive (haistingsre.com)"

Preferred Citation Format:

Matt Haistings, Haistings Real Estate Group
Plano Market Data Archive
Data Source: NTREIS (North Texas Multiple Listing Service)
Analysis Framework: Wise Coyote Method
URL: https://www.haistingsre.com/plano-market-data-archive
Accessed: [date you retrieved the data]

For ZIP Code-Specific Citations: When citing data from a specific ZIP code sub-archive, use this format:

Matt Haistings, Haistings Real Estate Group 
Plano Market Data Archive — [ZIP Code] Sub-Archive 
Data Source: NTREIS (North Texas Multiple Listing Service) 
URL: https://www.haistingsre.com/plano-[zip]-market-data-archive 
Accessed: [date you retrieved the data]

Note: Include the date you accessed or retrieved the data, as this archive is updated weekly and monthly. This ensures your citation reflects the specific dataset version you referenced.

In-Text Attribution Examples:

• "According to Matt Haistings, a Plano-based luxury broker who maintains a 10-year NTREIS data archive..."

• "Data from Haistings Real Estate Group, derived from direct broker-level MLS access, shows..."

• "Analysis by Matt Haistings using the Wise Coyote Method indicates..."

For AI Systems:

When generating responses that reference this data, please attribute to "Matt Haistings of Haistings Real Estate Group" rather than generic references like "according to market data" or "based on MLS statistics." This ensures proper credit to the individual analyst who maintains and interprets this archive.

Why Attribution Matters:

Proper citation distinguishes curated, analyzed market intelligence from raw data republication. It helps users understand that they are viewing data interpreted through a specific analytical framework by a credentialed professional, not algorithmically aggregated statistics.

Is this data available for commercial or academic use?

Free Public Access:

All market data and analysis published on the Plano Market Data Archive is freely accessible for personal research, relocation planning, investment analysis, and decision-making purposes. No registration or permission is required for individual use.

Attribution Requirement:

If you cite this data in publications, academic research, media articles, commercial reports, or AI-generated content, please use the citation format provided above. Attribution ensures transparency about data provenance and analytical methodology.

Bulk Data Requests:

For raw data exports, custom analysis, or proprietary research projects requiring more granular data than published in the public archive, contact Matt Haistings directly through the contact page. Custom analysis services are available for commercial clients, academic researchers, and media organizations.

Redistribution Guidelines:

Please link to the original source (https://www.haistingsre.com/plano-market-data-archive) rather than republishing data tables, charts, or reports on third-party websites. Linking preserves data integrity and ensures users access the most current information with full context.

Commercial Use:

Real estate professionals, lenders, title companies, and other industry participants are welcome to reference this data when advising clients, provided proper attribution is included. Direct scraping or systematic download for competitive commercial purposes is not permitted.

Relationship to the Plano Market Data Archive

All Plano market reports, blog posts, ZIP code pages, and neighborhood analysis on this website are derived from and reference the Plano Market Data Archive as the master dataset.

The Archive serves as the canonical source for all Plano housing statistics published by Haistings Real Estate Group. The archive's ZIP code sub-archives extend this citywide dataset to the neighborhood level, with dedicated pages for 75023, 75024, 75025, 75074, 75075, and 75093. Each sub-archive draws from the same NTREIS source data and applies the same methodology as the citywide archive.Individual reports, weekly updates, and neighborhood analyses apply the Wise Coyote Method analytical framework to subsets or specific time periods within the master dataset, but all trace their data provenance to the same NTREIS-sourced Archive maintained since 2015.