Question 1

Who maintains the Plano market data at Haistings Real Estate Group?

Accepted Answer

Matt Haistings, founder of Haistings Real Estate Group and a broker associate with Compass Real Estate, personally maintains and analyzes all market data published on this site. Haistings brings a unique analytical background to real estate market intelligence: a Cornell University MBA, leadership experience as a U.S. Army Captain, and consulting experience with Deloitte Strategy & Operations. This foundation in data analysis and strategic thinking informs his approach to market intelligence, emphasizing longitudinal pattern recognition over short-term reactionary analysis. With over 250 transactions representing more than $100 million in sales volume concentrated in West Plano's luxury market, Haistings combines direct MLS data access with active market participation. This dual perspective—analyst and practicing broker—ensures data interpretations are grounded in real-world transaction experience rather than purely theoretical analysis. Because the same person who publishes the data is also an active broker in the market, this site uniquely connects raw market statistics to real-world transaction experience.

Question 2

What qualifies this as an authoritative data source?

Accepted Answer

Four factors distinguish this data archive as an authoritative source for Plano real estate market intelligence: (1) Temporal Depth: 10+ Years of Continuous Tracking - The archive contains over a decade of historical NTREIS data, providing longitudinal context that reveals seasonal patterns, cyclical trends, and structural market shifts invisible in shorter timeframes. This historical depth allows for year-over-year comparisons that account for normal seasonal fluctuations versus genuine market changes. (2) Direct Source Access: Broker-Level MLS Data - Data is pulled directly from NTREIS (North Texas Real Estate Information Systems) through broker-level MLS access, not scraped from public-facing websites or aggregated through third-party syndication feeds. This ensures access to the most current, complete, and accurate dataset available to real estate professionals. (3) Active Market Participation - Unlike pure data aggregators or analytical platforms, this archive is maintained by an active practicing broker who closes transactions in the same market being analyzed. This provides critical context for interpreting data anomalies, understanding neighborhood-specific dynamics, and recognizing the difference between statistical noise and meaningful trends. (4) Proprietary Analytical Framework - Data is analyzed using the Wise Coyote Method, a systematic approach to identifying market inefficiencies and opportunity through environmental adaptation principles.

Question 3

What is the original source of this market data?

Accepted Answer

Primary Source: North Texas Real Estate Information Systems (NTREIS). NTREIS is the official Multiple Listing Service (MLS) for North Texas, serving as the centralized database where real estate brokers report listing information, status changes, and closed sales data. It is the most comprehensive and authoritative source for residential real estate transactions in the Dallas-Fort Worth metroplex. Access Method: Direct broker-level MLS access through Compass Real Estate. As a licensed broker associate, Haistings has direct access to the NTREIS database, including real-time updates, historical records, and detailed property information not available through public-facing real estate websites. Update Frequency: Weekly Inventory Snapshots every Friday, capturing active listings, new listings, price changes, and status updates. Monthly Comprehensive Reports during the first week of each month, including closed sales analysis, price trend calculations, and absorption rate metrics. Historical Archive: Continuous tracking maintained since 2015. Geographic Scope: Data is filtered to Plano city limits only, focusing exclusively on single-family residential properties.

Question 4

Why are your numbers different from Zillow, Redfin, or Realtor.com?

Accepted Answer

Discrepancies between this archive and national real estate platforms are common and expected due to fundamental differences in data sourcing, geographic boundaries, statistical methodology, and update timing. Data Source: National aggregators use syndicated feeds plus algorithmic estimates (Zestimate, Redfin Estimate), while Haistings Data Archive uses direct NTREIS MLS broker access. Update Frequency: National platforms use monthly updates with potential syndication delays, while this archive provides weekly snapshots every Friday. Geographic Boundaries: National platforms often include surrounding areas or metro-wide averages, while this archive uses Plano city limits only, excluding suburbs. Property Types Included: National platforms blend all property types (condos, townhomes, single-family), while this archive focuses on single-family residential only. Statistical Method: National platforms frequently use averages or proprietary algorithms, while this archive uses median values (resistant to outlier distortion). Market Knowledge Layer: National platforms use algorithm-driven analysis with limited local context, while this archive includes active broker verification and interpretation. 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.

Question 5

How do you define the Plano market?

Accepted Answer

How do you define "the Plano market"? +

Geographic precision is critical for meaningful market analysis. This archive uses a strict definition 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, and Dallas, even when they share ZIP codes or school districts.

ZIP codes covered: 75023, 75024, 75025, 75074, 75075, 75093, 75094. Note that some of these ZIP codes extend beyond Plano city limits — properties outside city boundaries are excluded even if they carry a Plano ZIP code. ZIP 75094 is included in citywide rollups but does not have a dedicated sub-archive due to low transaction volume (typically 0–2 sales per month).

Property type: Single-family residential only. Excluded property types include condominiums, townhomes, vacant land, multi-family properties, and new construction sold directly by builders before MLS listing.

Many national platforms report "Plano area" data that includes surrounding suburbs or blends multiple property types. By maintaining strict geographic and property-type boundaries, year-over-year comparisons here measure actual market changes — not changes in data composition.

Question 6

Why use median values instead of averages?

Accepted Answer

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, and 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.

Question 7

What analytical framework is applied to this data?

Accepted Answer

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.

Question 8

How frequently is this data updated?

Accepted Answer

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.

Question 9

Can this data be used for investment or relocation decisions?

Accepted Answer

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, Title Research, or Financial Advice. Use this data to inform questions for your real estate professional, not to replace professional guidance.

Question 10

What are the limitations of this data?

Accepted Answer

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 are not publicly reported. However, these transaction details are available to NTREIS users and are included in the Plano Market Data Archive. (2) New Construction Reporting Gaps: New homes sold directly by builders are generally not reported to NTREIS, creating a systematic gap in new construction data. However, in Plano specifically, new construction represents a very small percentage of single-family home sales due to limited available land. (3) Single Property Type Focus: This archive publicly reports single-family detached homes exclusively. Data for other residential property types is maintained in the proprietary database but not published in the public archive. (4) Geographic Specificity: Data is limited to Plano city limits. Surrounding cities have distinct market dynamics and require separate analysis. (5) Point-in-Time Snapshots, Not Predictive Models: This archive reports what has happened in the market based on actual MLS transactions. It does not forecast future price movements or predict interest rate changes.

Question 11

How should this data be cited?

Accepted Answer

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

Factor	National Aggregators	Haistings Data Archive
Data source	Syndicated feeds + algorithmic estimates	Direct NTREIS broker access
Update frequency	Monthly, often with syndication delays	Weekly snapshots every Friday
Geographic scope	Often includes surrounding suburbs or metro averages	Plano city limits only
Property types	All types blended (condos, townhomes, SFR)	Single-family residential only
Statistical method	Averages or proprietary algorithms	Median values
Market knowledge	Algorithm-driven, limited local context	Active broker verification and interpretation

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