Clarity
The first price still matters most
The first price still matters most
Every month, the numbers tell a story about what buyers are willing to do. September's story in Rockwall County comes down to one thing: where a home starts matters.
The gap between the first price and the final price
Homes that sold in Rockwall County in September closed at 97.9% of their final asking price. That sounds strong, and it is. But those same homes closed at only 93.6% of their original asking price.
That 4.3 point gap is the cost of starting too high and adjusting later. On a $485,000 home, which was the county's median sales price in September, it works out to roughly $20,000.
And it isn't only money. The median home took 68 days to sell. Every week a home sits while the price catches up to the market is another week of mortgage payments, showings and waiting.
Why buyers are paying close attention
Rockwall County had 6.3 months of supply in September, which puts us in buyer's market territory. Buyers have time to compare, and they notice when a home starts out of step with what's around it.
At the same time, fewer homes are coming to market. New listings were down 15.6% from a year ago, and the number of active listings was down 11.7%. A home that is priced well and shows well still has a real chance to stand out.
What this means for you
If you're selling, a strong price on day one protects your equity better than a correction later. The first few weeks on the market are when a home gets the most attention, so that's when the price needs to be right.
If you're buying, a home that has already been reduced may leave more room to negotiate than you think. The price history tells you a lot about where a seller may be willing to land.
Wherever you are, the best time to move is when the move is right for you. If you're curious what this looks like for your home or your search, reply to this email and let's talk about your reason.
Source: KW Inspire Network, NTREIS data, Rockwall County, all property types, September 2026.