What 95 Cents on the Dollar Really Means
There is a number circulating in the North Collin County real estate market right now that every seller should understand before putting their home on the market.
Sellers across Collin County are currently closing at approximately 95.6% of their original list price.
At first glance, that may not sound dramatic. But when you apply that percentage to real numbers, the impact becomes very real very quickly.
Let's Make That Number Real
At a list price of $600,000, closing at 95.6% means walking away with approximately $573,600.
That is a difference of $26,400.
At $750,000, the gap becomes roughly $33,000.
At $900,000, it approaches $40,000.
And in many cases, sellers are also carrying:
- mortgage payments
- property taxes
- HOA fees
- utilities
- maintenance costs
…during the extra weeks or months their home sits on the market.
The financial impact of an incorrectly priced home is often much larger than sellers initially expect.
Why This Is Happening
The Collin County market has more inventory today than it has had in years. Active listings in March 2026 were up nearly 14% compared to the same time last year. Buyers have options now.
They are comparing your home to multiple others in your neighborhood, your price range and your school district, often before they ever schedule a showing.
When a home is priced too high, it does not just sit. It gets mentally disqualified. Today’s buyers are doing their homework. They are tracking price histories on every listing app available.
They see when a home has been on the market for six weeks and they wonder what is wrong with it, even when the answer is simply that it was priced incorrectly from the start.
That perception problem is very hard to recover from. A price reduction can bring buyers back to the table but it rarely restores the momentum a well-priced home generates in its first two weeks on the market. That first two-week window is where the most motivated buyers are paying the closest attention, and it is the window where the strongest offers come in.
The Overpriced Home Always Costs More in the End
I have seen this play out more times than I can count. A seller decides to list high because they want room to negotiate. They figure if someone loves it enough they will make an offer and they can come down from there. That strategy made sense in 2021. It does not make sense in 2026.
Here is what actually happens. The home sits. Showings slow down after the first couple of weeks. The seller gets nervous and agrees to a price reduction. The reduction attracts a new round of attention but the negotiating leverage is now gone because every buyer coming through knows the seller has already moved once. The final sale price ends up lower than it would have been with correct pricing from day one, and the seller has spent two or three extra months carrying a home they were ready to be done with.
Correct pricing from the beginning is not pessimistic. It is the most financially protective decision a seller can make in this market.
Protecting Your Bottom Line
Selling a home today requires more nuance than it did a few years ago.
Professional marketing, thoughtful presentation, strategic pricing, and strong local market knowledge all work together to create the best possible outcome.
Especially in communities like Prosper, Celina, Frisco, and McKinney, where relocation buyers and move-up buyers are carefully comparing options, positioning matters.
The goal is not simply to list high. The goal is to maximize what you actually walk away with at closing.
Ready to Find Out What Your Home Is Actually Worth?
If you are thinking about selling in Prosper, Celina, McKinney, Frisco or anywhere in North Collin County, let’s sit down and talk through the numbers before you make any decisions.
I will give you a straight, data-backed picture of where your home stands in today’s market and exactly how I would position it to get you the best possible result.
Consult with a Realtor today to get started on the path to your investment!
Stacy Cate is a luxury real estate professional specializing in North Collin County, serving Prosper, Celina, McKinney, Frisco and the greater DFW area.