Plano Market Report - February 2026
Plano > Market Intelligence > Plano Market Report - February 2026February Was Supposed to Be Slow. The Question Is What Comes Next
February closed with 152 single-family home sales — down 13% from February 2025, but consistent with the structural slow season that defines January and February every year. These closings reflect contracts written in December and January, not current buyer activity. Both months came in below their 10-year averages (103 vs. 155 in January; 152 vs. 185 in February), but that gap is expected. The more meaningful question is whether the spring acceleration is materializing on schedule. The forward-looking indicators we track weekly suggest it is.
Plano Price Matrix - February 2026
A ZIP code breakdown of what Plano homes actually sold for in February 2026.
February 2026
| ZIP Code | Homes Sold | Median Price | $/Sq Ft | DOM | Sold/List | Sold/Original |
|---|---|---|---|---|---|---|
| 75023 | 37 (↓ 34%) | $425,000 (↓ 5%) | $213 | 32 | 100.0% | 97.7% |
| 75024 | 19 (↑ 36%) | $732,500 (↓ 3%) | $232 | 28 | 97.8% | 97.0% |
| 75025 | 20 (↓ 26%) | $555,000 (↓ 8%) | $197 | 56 | 97.8% | 95.8% |
| 75074 | 24 (↑ 20%) | $362,000 (↓ 27%) | $206 | 60 | 99.2% | 95.0% |
| 75075 | 31 (↑ 19%) | $490,000 (↓ 4%) | $219 | 56 | 98.5% | 97.9% |
| 75093 | 21 (↓ 32%) | $617,000 (↓ 22%) | $246 | 64 | 97.8% | 96.1% |
| Plano Total | 152 | $499,250 | $213 | 52 | 98.6% | 97.0% |
Last updated: March 5, 2026
Closed Single Family Home Sales, February 1–28, 2026 | YoY = Year-over-Year change vs. February 2025
The Plano Price Matrix is published monthly as part of our ongoing market intelligence and is derived from the Plano Market Data Archive.
Two Numbers Look Alarming. Neither Tells the Full Story
The table above contains two numbers that look alarming at first glance — a 27% median price decline in 75074 and a 22% drop in 75093. Neither reflects what actually happened to home values in those areas. Both are mix-shift stories, and understanding the difference matters before making any pricing or offer decisions.
75074 (East Plano): More entry-level activity, not lower values. In February 2025, only 6 of 20 sales were below $400K. This February, 14 of 24 sales were below $400K. The composition of what sold shifted toward the entry level — that demand is real and active, while move-up inventory sat longer. The $362K median reflects that mix, not a collapse in underlying values.
75093 (West Plano): Luxury paused, entry points moved. February saw fewer high-end and luxury transactions close in West Plano, with proportionally more activity in the $500–700K entry-point neighborhoods. Underlying luxury pricing is intact — fewer of those homes simply crossed the finish line during the slow season. With 21 sales in a ZIP code where individual transactions can swing the median by $100K+, one or two fewer luxury closings has an outsized effect on the reported number.
75024 (Legacy/Granite Park): The standout. The only ZIP to post both a meaningful volume increase (up 36%, from 14 to 19 sales) and relatively stable pricing (down just 3%), 75024 continues to demonstrate resilient demand. At 28 days on market - the shortest in Plano - well-positioned homes here are still moving efficiently.
75023 (Central-North): Volume leader, pricing discipline on display. With 37 sales, 75023 led Plano in transaction volume. The 100.0% sold-to-list ratio stands out: sellers here priced correctly from the start and didn’t leave money on the table through reductions.
The citywide median DOM of 52 days — up from 36 in January — tells a consistent story: buyers are taking their time, and the 1.6-point gap between sold-to-list (98.6%) and sold-to-original-list (97.0%) confirms that price reductions are part of the process more often than not this winter.
Don't price your home based on citywide averages.
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Notable Transaction: What February’s Top Sale Reveals About Buyer Preferences
February’s top sale — and one of nine transactions above $1M in Plano this month — it illustrates a clear buyer preference: in a market where buyers have more options and more time, completely updated inventory removes the friction of contractor bids and renovation timelines. That certainty commands a premium. Sellers weighing pre-listing updates should take note.
$2,200,000 - 5948 King William Drive
Sold: February 2026 | 64 DOM | Completely Renovated 2025
This Willow Bend Polo Estates estate was taken back to the studs and rebuilt as a soft contemporary — new HVAC, tankless water heater, fully replaced exterior, gourmet kitchen with 48” Wolf range and SubZero appliances, redesigned primary suite, and a resort-style backyard with pool and spa.
Inventory: Tight at the Bottom, Loose at the Top
Active inventory stands at 409 homes — essentially unchanged since the start of 2026. Gross new listings in February totaled 248, compared to 262 in February 2025. But cancelled and expired listings YTD have climbed to 132, up 25% from 106 during the same period last year. Sellers who aren’t finding buyers at their asking price are pulling listings rather than reducing. This is the shadow inventory dynamic we introduced in January’s report: it’s accumulating, and it represents future supply when conditions shift.
The supply picture stratifies sharply by price point:
The gradient tells the story. Entry-level supply is genuinely scarce at 1.49 months — buyers competing for quality inventory below $400K are still encountering real competition, reflected in the 99%+ sold-to-list ratios in 75074. As price increases, supply builds and buyer leverage grows. The luxury tier at 2.95 months approaches balanced market territory, meaning motivated sellers at $1.5M+ need to be thoughtful about positioning and patience.
With 194 pending contracts in the pipeline today, March closings are tracking toward the 170–190 range — a meaningful step up from February’s 152 and consistent with Plano’s typical spring acceleration.
2026 Is Running Behind Last Year. The Gap May Be Closing
Through February, new listings are running 11% below 2025's pace (468 vs. 526), contracts written are down 15% (340 vs. 401), and closings trail by 17% (255 vs. 309). Both sides of the market are pulling back — but the contract and sales declines are steeper than the listing decline, suggesting hesitation is slightly more pronounced on the buyer side.
Some of that is seasonal. Some reflects the weight of broader uncertainty — when economic visibility narrows, discretionary move-up decisions get deferred. That dynamic shows up most clearly at the middle and upper price tiers. At the entry level, buyers below $400K don't have the luxury of waiting, which partly explains the mix-shift we're seeing in markets like 75074.
One additional signal: 132 listings have been cancelled or expired YTD, up 25% from 106 at this point in 2025. Those sellers haven't abandoned their plans — they're watching and waiting, and represent a pool of future supply that could re-enter quickly when conditions shift.
The weekly absorption data tells the more current story:
Through nine weeks, purchase contracts and net new listings have tracked in close alignment — neither side gaining sustained dominance. The notable moment came in Week 8, when both lines converged at their highest point of the year, with contracts essentially matching new supply for the first time in 2026. Week 9 saw contracts hold elevated while net new listings pulled back, a pattern consistent with early spring buyer engagement beginning to outpace seller activity.
The cumulative read: demand has absorbed available supply rather than falling behind it. If that pattern holds into March and April as seasonal listing volume builds, inventory will remain range-bound and pricing will firm. If new listings accelerate faster than demand, days on market will continue to climb and pricing will stay soft. The next four to six weeks will be the tell.Our weekly market updates track these indicators in real time. The monthly Price Matrix provides the rearview mirror — the weekly updates show where we’re heading. For historical context on how this spring sets up relative to prior years, see our analysis on the best time to list your home in Plano.
For more context on where 2026 is heading, see our January 2026 Market Report, 2025 Plano Market Annual Report, and 2026 Plano Market Outlook.
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