How Much Over Asking
How Much Over Asking Should You Offer in Dallas? What Buyers Actually Paid
Updated November 4, 2026
Reviewed by:
Head of Growth at TurboHome
Agent, Texas · Texas Realtor® License #674075
The median home in Dallas closed 2.2% below list price between August and October 2026, and 13.8% of the 2,091 closings in our MLS feed sold above the asking price. When buyers did pay over asking, the typical winning offer was 1.8% over list, about $6,000 on a median $465,000 home, while 68.6% of buyers paid less than asking. Whether you should offer over list in Dallas depends on the neighborhood, the price tier and how long the home has been listed, and the sections below give the numbers for each.
TurboHome Market Analysis · Dallas, TX · Closings August through October 2026 · Published November 2026
Key findings
- Median close: 97.8% of list (2.2% below list price), and 4.6% below original asking.
- Over, at or under: 13.8% of homes sold above list, 17.6% exactly at list and 68.6% below list.
- Size of the premium: when buyers paid over asking, the median premium was 1.8% over list ($6,000), and the 90th percentile closing was 100.8% of list.
- Neighborhoods paying the most: Fruitdale (median 100.0% of list), Shiloh Terrace (100.0%) and Knox / Henderson (100.0%).
- Most competitive price tier: the $1M to $1.5M tier, where 20.3% of 172 closings sold above list at a median 97.6% of list.
- Price cuts: 43.6% of closings had at least one price cut before the sale, so a below-list offer is a normal opening move on a listing that has sat.
Dallas offers vs asking: the numbers
Closings in Dallas in our MLS feed, August through October 2026, all home types.
| Metric | Value |
|---|---|
| Closings analyzed | 2,091 |
| Median close vs list | 97.8% of list (2.2% below list price) |
| Median close vs original asking | 4.6% below original asking |
| Share sold above list | 13.8% |
| Share sold at list | 17.6% |
| Share sold below list | 68.6% |
| Median premium when sold over list | 1.8% over list ($6,000) |
| Median discount when sold under list | $19,999 under list |
| 75th percentile close vs list | 100.0% of list |
| 90th percentile close vs list | 100.8% of list |
| Median days on market | 32 |
| Share with a price cut before closing | 43.6% |
"Close vs list" compares the sale price with the asking price at the time the offer was accepted, so price cuts made earlier are already baked into the list price. The 90th percentile (100.8% of list in Dallas) shows what the most competitive one in ten offers looked like. A high share of price cuts means list prices are being negotiated down before the sale; in Dallas, 43.6% of closings had at least one cut.
What a winning offer looked like by price tier
| Price tier | Closings | Median close as % of list | Share sold above list |
|---|---|---|---|
| Under $500k | 1,112 | 97.9% | 15.3% |
| $500k to $750k | 381 | 98.0% | 10.5% |
| $750k to $1M | 204 | 97.9% | 9.3% |
| $1M to $1.5M | 172 | 97.6% | 20.3% |
| $1.5M to $2M | 108 | 97.4% | 13.9% |
| $2M to $3M | 69 | 95.2% | 10.1% |
| $3M and up | 45 | 95.4% | 4.4% |
The $1M to $1.5M tier was the most competitive in Dallas, with 20.3% of 172 closings sold above list at a median 97.6% of list. Homes at $3M and up were the least competitive, with 4.4% sold above list and a median closing at 95.4% of list.
Houses vs condos: where the bidding is
| Home type | Closings | Median close as % of list | Share sold above list |
|---|---|---|---|
| Single family | 1,662 | 97.9% | 15.0% |
| Condos and townhomes | 429 | 97.2% | 9.1% |
Single family homes in Dallas closed at a median 97.9% of list, and 15.0% sold above asking. Condos and townhomes closed at a median 97.2% of list with 9.1% above asking, so the bidding is heaviest on single family homes.
Dallas neighborhoods where buyers pay the most over asking (and the least)
Neighborhoods with at least 10 closings in our feed, August through October 2026.
| Neighborhood | Closings | Median close as % of list | Share sold above list | Median sale price |
|---|---|---|---|---|
| Fruitdale | 10 | 100.0% | 50.0% | $289,500 |
| Shiloh Terrace | 24 | 100.0% | 29.2% | $281,950 |
| Knox / Henderson | 24 | 100.0% | 29.2% | $580,000 |
| Pleasant Mound | 21 | 100.0% | 33.3% | $180,000 |
| Neighborhood | Closings | Median close as % of list | Share sold above list | Median sale price |
|---|---|---|---|---|
| Turtle Creek | 37 | 96.3% | 8.1% | $690,000 |
| Mount Auburn | 12 | 94.4% | 8.3% | $559,950 |
| Hillcrest Forest | 18 | 94.2% | 16.7% | $835,500 |
Buyers paid the most over asking in Fruitdale, where 10 closings went for a median 100.0% of list and 50.0% sold above asking. At the other end, Hillcrest Forest closed at a median 94.2% of list, with 16.7% above asking. Neighborhood figures rest on far fewer closings than the citywide numbers, so read them as direction rather than a price quote.
Days on market changes the answer
In Dallas, 30.6% of closings went under contract within 14 days, and those homes closed at a median 100.0% of list with 24.9% above asking. Homes that took more than 30 days closed at a median 96.7% of list, and 7.6% sold above asking.
| Time to go under contract | Median close as % of list | Share sold above list |
|---|---|---|
| Within 14 days | 100.0% | 24.9% |
| More than 30 days | 96.7% | 7.6% |
A home still active after 30 days in Dallas is where below-list offers succeed, because the seller has watched the market pass the home by. A new listing in a hot neighborhood is where the premium is paid, because that is where the competing offers land in the first two weeks.
Is Dallas getting more or less competitive?
Month by month in our feed, Oct 2025 to Oct 2026.
| Month | Share sold above list | Median close as % of list |
|---|---|---|
| Oct 2025 | 12% | 97.9% |
| Nov 2025 | 12% | 97.6% |
| Dec 2025 | 11% | 97.1% |
| Jan 2026 | 12% | 97.4% |
| Feb 2026 | 15% | 98.0% |
| Mar 2026 | 17% | 98.3% |
| Apr 2026 | 19% | 98.4% |
| May 2026 | 18% | 98.3% |
| Jun 2026 | 15% | 98.0% |
| Jul 2026 | 17% | 97.9% |
| Aug 2026 | 16% | 98.2% |
| Sep 2026 | 13% | 97.5% |
| Oct 2026 | 12% | 97.2% |
| Metric | Year ago (Aug to Oct 2025) | Now (Aug to Oct 2026) |
|---|---|---|
| Median close as % of list | 97.8% | 97.8% |
| Share sold above list | 13.0% | 13.8% |
| Median days on market | 38 | 32 |
| Median dollars over list (sales above list) | $7,000 | $6,000 |
| 90th percentile close as % of list | 100.6% | 100.8% |
| Share with a price cut before closing | 47.4% | 43.6% |
The share of homes sold over asking was 12% in October 2025 (median close 97.9% of list) and 12% in October 2026 (median close 97.2% of list), with a 13-month peak of 19% in April 2026. By the share of homes selling over asking, Dallas is about as competitive as a year ago, with 13.8% of closings above list from August through October 2026 against 13.0% from August through October 2025.
Why Dallas buyers can offer under asking
Dallas buyers are paying under asking in most of the city: the median closing was 2.2% below list and 4.6% below the original asking price, 68.6% of homes closed below list, and 43.6% of sellers cut the price before accepting an offer. The 13.8% of homes that sold over asking paid a median 1.8% premium, about $6,000 on a $465,000 median home, and they were concentrated in entry-level east and south Dallas (Pleasant Mound at a $180,000 median, 33.3% above asking; Shiloh Terrace and Fruitdale) plus Knox and Henderson near uptown. Turtle Creek high-rise condos closed 3.7% below list, and Hillcrest Forest and Mount Auburn closed 5.6% to 5.8% below. Homes priced $1,000,000 to $1,500,000 were the one upper tier with real competition (20.3% above asking), while the $2,000,000 and up tiers closed 4.6% to 4.8% below list. Single family homes closed 2.1% below list with 15.0% above asking; condos closed 2.8% below with 9.1% above.
The national picture
Nationally, Redfin's housing market update published October 29, 2026 (four weeks ending October 25, 2026) reported that 23.2% of U.S. homes sold above list price, the average sale-to-list ratio was 98.3%, 21.5% of listings had a price drop, pending sales were at the lowest level in Redfin's records and the median sale price fell 0.1% year over year, the first decline in more than three years.
In Dallas, 13.8% of homes sold above list and the median closing was 2.2% below list price, so Dallas is softer than the national market.
How to decide what to offer in Dallas
- Start from the neighborhood table, not the citywide median. The median Dallas home closed at 97.8% of list, but neighborhoods ranged from a median 100.0% of list in Fruitdale to 94.2% in Hillcrest Forest.
- Check the days on market and the price-cut history of the listing. 43.6% of Dallas closings had a price cut before the sale, and a cut signals room below list. Homes that took more than 30 days closed at a median 96.7% of list.
- Size the offer to the home. On a hot listing, the 75th percentile (100.0% of list) and the 90th percentile (100.8%) show what a competitive offer looked like. On a stale one, the median discount on below-list sales ($19,999 under list) is a sensible place to open.
- Ask the listing agent how many offers are in and whether there is an offer date. An offer date means the seller is planning for competing bids, so your first offer should be your best one.
- Have your agent pull the last five closings on the same street before you name a number. Recent sales next door beat any citywide figure, including the ones on this page.
Methodology
We looked at closings of single family homes, condos and townhouses in Dallas from our MLS feed, closed August through October 2026, with the same months of 2025 for the year-over-year comparison. "Close vs list" is the closing price divided by the list price in effect when the offer was accepted; "close vs original asking" uses the first list price. "Sold above list" means the closing price exceeded the list price by any amount. Neighborhood tables require at least 10 closings. Sales under $50,000 are excluded. Figures are medians unless stated. Published November 2026.
Frequently asked questions
How much over asking do you need to offer in Dallas?
The median Dallas home closed 2.2% below list price (97.8% of list) between August and October 2026. When buyers paid over asking, the median premium was 1.8% over list, or $6,000. A quarter of homes closed at 100.0% of list or higher, and the most competitive one in ten closed at 100.8% of list or higher.
Do homes in Dallas sell over asking price?
Fewer than a third do. 13.8% of Dallas homes in our feed sold above list between August and October 2026, 17.6% sold exactly at list and 68.6% sold below. A year earlier, 13.0% sold above list.
Which Dallas neighborhoods get the most offers over asking?
No Dallas neighborhood closed above list at the median in our feed. The firmest were Fruitdale (median 100.0% of list, 50.0% sold above asking), Shiloh Terrace (median 100.0% of list, 29.2% sold above asking) and Knox / Henderson (median 100.0% of list, 29.2% sold above asking). Buyers paid the least relative to asking in Hillcrest Forest, at a median 94.2% of list.
Can you offer under asking in Dallas?
Yes, often. 68.6% of Dallas homes sold below list, at a median $19,999 under list, and 43.6% of closings had at least one price cut before the sale. Homes that took more than 30 days to go under contract closed at a median 96.7% of list, with 7.6% selling above asking.
Is Dallas more competitive than last year?
About the same. 13.0% of Dallas homes sold above list from August through October 2025, against 13.8% from August through October 2026, and the median closing moved from 97.8% to 97.8% of list.
Related TurboHome guides
- How much over asking to offer, by city
- Dallas-Fort Worth home buying guides
- New construction vs resale homes in Dallas
- Best time to buy a house in Dallas
- Down payment on a house in Dallas
- How long it takes to close in Dallas
- HOA fees in Dallas
- Best Dallas neighborhoods for first-time buyers
- Income needed to buy a home in Dallas
- Texas home buying guides
Make your offer in Dallas with a flat-fee buyer's agent
About the Author
Vinura Abeysundara
Vinura Abeysundara is a real estate and growth professional with experience scaling homebuying platforms across Canada and the United States. Formerly Head of Growth at Zown, he now works with TurboHome and writes about homebuyer savings, flat-fee real estate, commissions, and technology in real estate.
View Vinura on LinkedInAbout Jake Shuler
Agent, Texas
Jake Shuler is a Texas REALTOR® with more than 10 years of real estate experience and over 200 successful transactions. As an agent at TurboHome, he helps buyers navigate the Texas housing market and writes about homebuying, negotiations, local market trends, and ways buyers can save throughout the process.
View Jake's profile