October 2022 saw the median drop to just $500K—but the story behind the number matters. At 100% sold-to-list, 17-day absorption (30% faster than pre-pandemic), and 1.9 months supply, the market remains seller-favorable. The median drop reflects luxury market softening pulling numbers down, not widespread value erosion. Context over headlines.

September 2022 brought a milestone: the sold-to-list ratio dropped below 100% for the first time since the pandemic (99%), with only 47% of homes selling at or above asking. At 222 sales and $530,000 median, prices stabilized in the mid-$500Ks while days on market hit 18.5 days—still 30% faster than pre-pandemic. The market shift is complete.

August 2022 showed stabilization at $547,500 median—up 22% year-over-year—with the sold-to-list ratio hitting exactly 100% across all three Plano regions, signaling market equilibrium. At 1.5 months of supply and 11-day absorption, the market normalized from spring's frenzy toward healthier, more sustainable dynamics. Prices appear set to finish the year in the mid-$500Ks.

July 2022 showed clear cooling with 238 sales at $536,944 median—down from spring's peak but still up 19% year-over-year. The sold-to-list ratio of 102% and 343 available homes (142 with price cuts) signaled adjustment as sellers' $235/sqft asking prices met buyers' $216/sqft reality. Not a crash—a recalibration from unsustainable frenzy to healthier dynamics.

June 2022 brought the first clear market shift as inventory nearly doubled to 269 homes and the median sold price pulled back to $563,750 from May's peak. Still up 22.3% year-over-year, the 107% sold-to-list and 6-day absorption shows cooling from spring's frenzy but remains historically strong. About one-third of listings reduced prices as sellers adjusted to a new reality.

May 2022 hit $585,000 median—up nearly $150,000 from one year ago—with 252 homes selling at 109% of list price. Market shift conversations intensify as inventory rises to 155 homes and rate awareness grows, but fundamentals remain strong: under 1 month of supply, 5-day absorption, and top homes still commanding significant premiums. Don't confuse noise with reality.

April 2022 stunned with a $559,225 median—up $100,000 in just six months—as 255 homes sold at 111% of list price. East Plano jumped to $500K while inventory sat at just 0.6 months of supply (131 homes). With half of all homes bid 11%+ above asking and rates rising, buyer urgency drove unprecedented price acceleration. Top homes captured 17-22% premiums.

March 2022 exploded to a $540,000 median—hitting the $500Ks ahead of schedule—with half of 176 homes selling 10%+ above asking. Central Plano led at 110% sold-to-list with 4-day absorption. Inventory climbed to 102 homes (good news for buyers) while 285 pending contracts signaled April's strong volume. Top homes captured 15-22% premiums as spring competition intensified.

February 2022 bucked seasonal trends with a strong median price of $462,950 despite just 132 sales—sellers weren't listing, driving bidding wars to 107% sold-to-list. The top 25% of homes capturing 13%+ premiums ($50K-$120K extra profit). With 80% of homes selling above asking in 5 days and only 59 available, the inventory crisis is reaching its apex entering spring.

January 2022 shocked with just 160 sales—the lowest volume seen—yet prices surged to $468,450, nearly matching 2021's peak. The culprit? Only 48 homes available entering February. With 102% sold-to-list and buyers bidding up top homes 104%+ in central Plano, the inventory crisis reached new extremes. The under-$250K market was essentially extinct.