Allen, Texas Real Estate Market Update: October 2026
Mortgage rates have been high all fall. Freddie Mac's 30-year fixed average reached 7.40% on October 8, 2026. That was the seventh weekly increase in a row and the highest level since November 2023. The rate stayed at 7.40% on October 15, then dipped to 7.32% on October 22. A year ago it averaged 6.19%.
Allen's housing market has been adjusting to those rates. According to the latest North Texas MLS data from NTREIS and Texas A&M, the median single-family sale price in Allen was $475,000 in September 2026, down 8.7% from $520,000 in September 2025. Sales slowed, homes took longer to sell, and buyers got more room to negotiate.
The headline drop doesn't tell the whole story, though. Price per square foot fell only 2.4%, and Allen still has less inventory than Collin County or DFW as a whole. Allen remains one of the more competitive suburbs in North Texas.
This update covers what the September numbers show, how Allen compares with nearby cities, what today's rates mean for your monthly payment, and what buyers and sellers should do this fall.
Key Takeaways
- The median sale price fell to $475,000 for single-family homes in September 2026, down 8.7% from a year ago (NTREIS/TAMU). Price per square foot fell less, by 2.4% to $207.87, so part of the drop comes from which homes sold, not only lower values.
- Fewer homes sold, and they took longer to sell. Allen closed 73 single-family sales, down 16% from 87. The median home spent 48 days on market, up from 42.
- Inventory is still fairly tight. Allen had 282 active single-family listings and 3.4 months of inventory, below Collin County's 4.4 and DFW's 4.3.
- Buyers are negotiating. The median home sold for 94.4% of its list price. On a $475,000 home, that's roughly 5.6% below asking.
- Pending sales fell 37%, a sign that the higher rates in late September and October are slowing new contracts.
- Rates are high but eased slightly. The 30-year fixed was 7.32% on October 22, down from 7.40% the two weeks before.
- Schools still draw buyers. Allen ISD earned an overall A (90/100) in the 2026 TEA accountability ratings.
What the September 2026 Numbers Show
Our main source is the NTREIS Monthly MLS Summary Report for September 2026, published by the Texas Real Estate Research Center at Texas A&M and released in early October. It's based on closed MLS sales, so it's the most direct measure of what Allen homes actually sold for.
Allen Single-Family Homes: September 2026 vs. September 2025
| Metric | Sept. 2026 | Sept. 2025 | Change |
|---|---|---|---|
| Median sale price | $475,000 | $520,000 | −8.7% |
| Average sale price | $535,782 | — | about −2.3% |
| Closed sales | 73 | 87 | −16% |
| Median days on market | 48 | 42 | +6 days |
| Active listings | 282 | 319 | −12% |
| Months of inventory | 3.4 | 3.9 | −0.5 |
| Median price per sq. ft. | $207.87 | $212.93 | −2.4% |
| Sold-to-list price ratio | 94.4% | — | — |
| New listings | 101 | — | −17% |
| Pending sales | 57 | — | −37% |
Source: NTREIS/Texas A&M Real Estate Research Center, September 2026 MLS Summary Report.
Why the median fell more than values did
An 8.7% drop in the median price sounds big. Before you conclude that Allen homes lost almost 9% of their value in a year, keep three things in mind:
- The sample is small. Allen closed 73 single-family homes in September. With that few sales, a handful of larger homes, or a few missing, can move the median a lot from one month to the next.
- Price per square foot fell much less. It dropped 2.4%, from $212.93 to $207.87. That suggests more smaller or lower-priced homes sold this September than last, which pulls the median down more than values actually moved.
- The average fell less too. The average sale price fell about 2.3% to $535,782, which also points to a moderate change in values rather than a sharp drop.
Our read: values in Allen are softening slightly, by a low-single-digit percentage based on price per square foot, while the mix of homes that sold made the median look worse than it is.
What other data sources show
Each data source measures something a little different, so we compare several:
| Source | Measure | Figure | Year-over-Year |
|---|---|---|---|
| NTREIS/TAMU (Sept. 2026) | Median sale price, single-family | $475,000 | −8.7% |
| Community Impact (Sept. 2026) | Median sale price | about $474,330 (76 homes) | — |
| Redfin (3 months ending Sept.) | Median sale price | $492,515 | −1.5% |
| Realtor.com (Oct. 2026) | Median sold price | $494,218 | −6.80% |
| Realtor.com (Oct. 2026) | Median list price | $546,750 | +1.72% |
| Zillow ZHVI (Sept. 30, 2026) | Typical home value (estimate) | $487,619 | −5.1% |
A few notes on reading this table:
- Redfin uses a three-month window, which smooths out monthly swings. Its 1.5% decline is close to the price-per-square-foot trend in the MLS data.
- Zillow's ZHVI is an estimated value for a typical home, not an actual sale price.
- Realtor.com's median list price is up while its median sold price is down. That gap means sellers are asking more than buyers are paying, which is why price reductions and concessions are common right now.
- Community Impact's figures (about $474,330 median, 76 homes, 56 average days on market) line up closely with the MLS report. It also noted that ZIP code 75002 accounted for a large share of Allen's activity.
Every source agrees on the direction: prices are flat to slightly lower, and buyers have more leverage than they did a year ago.
Inventory, Days on Market & Buyer Leverage
Inventory is down, not up
Many DFW suburbs are seeing inventory build. Allen's went the other way. Active single-family listings fell 12%, from 319 to 282, and new listings fell 17% to 101. With fewer sellers listing, months of inventory dropped from 3.9 to 3.4.
Roughly speaking, about 6 months of inventory is a balanced market. Allen at 3.4 months still leans toward sellers on paper, and it's tighter than Collin County (4.4) and DFW (4.3).
> A note on conflicting labels: Realtor.com calls Allen a buyer's market as of October 2026, citing 468 active listings (down 11.97% year over year) and a median of 59 days on market. The NTREIS MLS data shows 282 active single-family listings and 3.4 months of inventory, which isn't a buyer's market by traditional standards. The difference comes from different counting methods, property types, and timing. Our view: Allen is a balanced market where buyers can negotiate, not a market where buyers set every term.
Homes are taking longer to sell
The median Allen home took 48 days to sell in September, compared with 42 a year earlier. Redfin's three-month figure is 49 days. That's still faster than Collin County (65 days) and DFW (62 days), but it's long enough that buyers can take their time, get inspections, and negotiate.
Buyers are getting below-list prices
At a 94.4% sold-to-list ratio, the typical Allen home sold for about 5.6% below its final list price. On a $475,000 home, that's roughly $26,600. Redfin's three-month sale-to-list ratio is higher at 97.4%, which suggests that well-priced homes still sell close to asking while overpriced ones sit and then sell at a larger discount.
Watch pending sales
Pending sales, meaning homes that went under contract, fell 37% to 57. Pending sales point to closings 30 to 45 days later. With rates at 7.40% for much of October, we expect October and November closings to stay soft.
How competitive is Allen right now?
One quick way to gauge demand is pending sales divided by active listings. A higher percentage means homes are going under contract faster relative to supply.
| City | Pending ÷ Active ("Hotness") |
|---|---|
| Plano | 24.2% |
| Allen | 20.2% |
| McKinney | 19.2% |
| Frisco | 13.7% |
Allen ranks behind Plano and slightly ahead of McKinney, and well ahead of Frisco. Redfin gives Allen a Compete Score of 56 out of 100, which it describes as somewhat competitive.
Allen vs. Collin County, DFW & Neighboring Cities
Here's how Allen's single-family market compares with the region and nearby suburbs in September 2026:
| Area | Median Sale Price | Median Days on Market | Months of Inventory |
|---|---|---|---|
| Allen | $475,000 | 48 | 3.4 |
| Plano | $510,000 | 44 | 3.2 |
| Richardson | $509,500 | 49 | 3.3 |
| McKinney | $472,500 | 54 | 3.5 |
| Wylie | $398,950 | 61 | 4.1 |
| Murphy | $650,000 | 46 | 4.0 |
| Frisco | $669,500 | 55 | 4.9 |
| Prosper | $819,000 | 90 | 6.5 |
| Collin County | $447,000 (−1%) | 65 | 4.4 |
| DFW (all NTREIS) | $385,000 (−1%) | 62 | 4.3 |
Source: NTREIS/Texas A&M Real Estate Research Center, September 2026.
What the comparison shows
- Allen vs. McKinney: Similar median prices ($475,000 vs. $472,500). Allen homes sold a little faster with slightly less inventory.
- Allen vs. Plano and Richardson: Allen's median is about $35,000 below both, with similar days on market. For buyers who want an established suburb with strong schools, Allen often costs less than Plano.
- Allen vs. Frisco and Prosper: Frisco and Prosper cost much more and have more inventory. Prosper has 6.5 months of inventory and a 90-day median. Those markets favor buyers more than Allen does.
- Allen vs. Collin County and DFW: Collin County's median fell only 1% (to $447,000 on 1,280 sales, down 10%), and DFW's fell 1% (to $385,000 on 6,759 sales, down 7%). Allen's larger drop mainly reflects its small sample, as explained above. Allen's inventory is tighter than both.
Townhomes and condos in Allen
Allen's attached-home market is small:
| Property Type | Sept. 2026 Sales | Median Price | Active Listings | Months of Inventory | Price per Sq. Ft. |
|---|---|---|---|---|---|
| Townhouses | 4 | $446,445 | 41 | 6.0 | $221.26 |
| Condos | 0 | — | — | — | — |
With only four townhouse sales, the median isn't a reliable benchmark. But 6.0 months of inventory means townhome buyers in Allen have more leverage than single-family buyers right now.
Allen rentals
Single-family leasing is still active. In September, 56 Allen homes leased at a median rent of $2,648, with 2.2 months of inventory and a median of 27 days on market. Rental homes are leasing faster than homes for sale are selling, which matters for investors and for families deciding whether to rent or buy.
The Mortgage Rate Backdrop
Rates are the main factor in Allen's market this fall.
| Freddie Mac PMMS Date | 30-Year Fixed | 15-Year Fixed |
|---|---|---|
| Oct. 8, 2026 | 7.40% (7th straight weekly rise; highest since Nov. 2023) | — |
| Oct. 15, 2026 | 7.40% | — |
| Oct. 22, 2026 | 7.32% | 6.68% |
| About one year earlier | 6.19% | — |
What this means for your monthly payment
Here's an example using Allen's September median price of $475,000 with 20% down ($95,000), which leaves a $380,000 loan:
| Scenario | Rate | Monthly Principal & Interest |
|---|---|---|
| 30-year fixed, a year ago | 6.19% | ~$2,325 |
| 30-year fixed, Oct. 22, 2026 | 7.32% | ~$2,610 |
| 30-year fixed, Oct. 8, 2026 | 7.40% | ~$2,631 |
| 15-year fixed, Oct. 22, 2026 | 6.68% | ~$3,348 |
Principal and interest only. Property taxes, homeowners insurance, and any HOA dues are extra and can be significant in Collin County.
At today's rate, the same loan costs about $285 more per month than it would have a year ago. That's the main reason buyers are more cautious and pending sales fell.
Lower prices make up for part of it. Buying at a lower price, or negotiating seller-paid closing costs or a rate buydown, can offset much of the rate increase. With Allen homes selling at about 94.4% of list, those concessions are realistic to ask for.
Schools & Why Buyers Still Choose Allen
Allen's appeal goes beyond any one month of data.
- Allen ISD received an overall A (90/100) in the Texas Education Agency's 2026 accountability ratings, announced August 14, 2026. The district has 14 A-rated campuses, 7 B-rated, and 1 C-rated, and serves about 20,092 students.
- Allen is an established, high-income suburb. The U.S. Census Bureau estimates Allen's population at about 113,447 (July 1, 2025) and its median household income at about $130,901 (2020–2024 American Community Survey).
- Location: Allen sits along the U.S. 75 corridor between Plano and McKinney, with access to jobs in Plano, Richardson, and Dallas.
For many families, a highly rated school district and an established community matter more than a few months of rate changes. That helps explain why Allen's inventory stays relatively tight even in a slower market.
What Buyers Should Do Now
- Negotiate. The median home sold for 94.4% of list price. Ask for price reductions, seller-paid closing costs, repairs, or a rate buydown.
- Target listings that have sat. With a 48-day median, homes on the market 60+ days often have motivated sellers.
- Look at price per square foot, not just list price. Allen's median is about $207.87 per sq. ft. Use it to spot homes that are overpriced or a good value.
- Get fully pre-approved before you shop. At 7%+ rates, small differences in rate and fees add up. Compare lenders and ask about buydown options.
- Consider townhomes. At 6.0 months of inventory, Allen townhouse buyers have the most leverage.
- Don't wait only for lower rates. If rates fall, more buyers will come back to the market. Buying now with concessions and refinancing later is a strategy many buyers consider. Talk with your lender about the risks.
What Sellers Should Do Now
- Price based on current sales, not last year's. Realtor.com's median list price ($546,750) is well above recent sale prices. Overpricing leads to long market times and larger discounts later.
- Price your first two weeks carefully. New listings fell 17%, so a well-priced, well-presented home faces less competition.
- Offer concessions upfront. A seller-paid rate buydown can lower a buyer's payment more than an equal price cut. Marketing that monthly savings attracts buyers who are focused on their payment.
- Get the home ready to show. With buyers taking more time, homes that look good and pass inspection sell faster.
- Keep more of your equity. With Allen prices flat to slightly down, the commission you pay has a bigger effect on what you net. A flat-fee listing can make a real difference (see below).
Local Policy Note: Allen's New Rental Registration Program
On October 13, 2026, the Allen City Council approved a single-family rental registration and inspection program. According to Community Impact, owners of single-family rentals will need to register, with a $150 annual fee, by the end of January. The city cited data showing rentals make up about 14% of single-family homes but accounted for 38% of 2025 property maintenance violations.
If you own or plan to buy an Allen rental, include the fee and possible inspection requirements in your budget, and check the city's final rules before closing.
How OnDemand Realty Helps Allen Buyers and Sellers
Allen data can be hard to interpret. A small number of monthly sales, different labels from different websites, and rates that change every week make it easy to misread the market. OnDemand Realty's agents work in Collin County every day and can help you make sense of it.
For buyers, we:
- Pull Allen comps by neighborhood and price per square foot so you know what a home is worth before you make an offer
- Identify listings with long market times and price cuts where sellers may negotiate
- Structure offers with closing-cost credits or rate buydowns to lower your monthly payment
- Coordinate with lenders so you can compare rate and buydown options
For sellers, we:
- Set a list price based on current Allen sales, not last year's peak
- Offer a flat-fee listing option so you keep more of your equity
- Market your home to buyers across DFW, with professional presentation
We have offices in Frisco, Plano, Dallas, Fort Worth, and Cedar Hill, so Allen and the rest of Collin County are well within our service area.
Frequently Asked Questions
Are home prices falling in Allen, TX? Slightly. The median single-family sale price fell 8.7% year over year to $475,000 in September 2026, but price per square foot fell only 2.4%, and Redfin's three-month median is down 1.5%. Values are softening modestly. Some of the headline drop comes from the mix of homes that sold.
Is Allen a buyer's market or a seller's market? It's in between. NTREIS shows 3.4 months of inventory, which is tighter than Collin County and DFW. But homes sold for about 94.4% of list price and took a median of 48 days, so buyers can negotiate. Realtor.com labels Allen a buyer's market. We'd call it balanced, with buyers holding some leverage.
How long does it take to sell a home in Allen? The median was 48 days in September 2026 (NTREIS), up from 42 a year earlier. Well-priced homes can sell faster, and overpriced homes often take longer.
How does Allen compare with Plano and McKinney? Allen's median ($475,000) is below Plano's ($510,000) and close to McKinney's ($472,500). All three have similar inventory levels (3.2 to 3.5 months).
What are mortgage rates right now? Freddie Mac's 30-year fixed average was 7.32% and the 15-year was 6.68% as of October 22, 2026. Your rate depends on your credit, down payment, and loan type.
How much does it cost to rent a house in Allen? The median single-family lease in September 2026 was $2,648 per month, based on 56 leases (NTREIS).
How good are Allen schools? Allen ISD earned an overall A (90/100) in the 2026 TEA ratings, with 14 A-rated campuses.
Should I wait for rates to drop before buying in Allen? That depends on your situation. Waiting may mean more competition if rates fall. Buying now may get you a better price and seller concessions. Talk with a lender and a local agent about your options.
Thinking About Buying or Selling in Allen?
The Allen market has slowed, but it's still competitive. Buyers have more room to negotiate than they have in years, and sellers who price carefully are still selling. OnDemand Realty can help you make the right move in Allen.
🌐 Visit www.ondemanddfw.com or talk with an OnDemand Realty agent serving Allen and the DFW Metroplex.
Related: [Assumable Mortgages in North Texas: How to Take Over a 3% Rate in a 7% Market] · [McKinney, Texas Market Update: October 2026] · [Plano vs. Allen: Which Collin County Suburb Fits Your Budget?]
This article is general information, not legal or financial advice. Market data changes frequently and varies by source, property type, and neighborhood. Payment examples are estimates for illustration only. Talk with a qualified lender about financing, and with a real estate professional about your specific situation.
Sources
- NTREIS / Texas A&M Real Estate Research Center – Monthly MLS Summary Report, September 2026: https://www.mymetrotex.com/wp-content/uploads/2026/10/NTREIS-Monthly-MLS-Summary-Report-202609.pdf
- Freddie Mac – Mortgage Rates Decrease to 7.32% (Oct. 22, 2026): https://freddiemac.gcs-web.com/news-releases/news-release-details/mortgage-rates-decrease-732/
- Freddie Mac – Primary Mortgage Market Survey (PMMS): https://www.freddiemac.com/pmms
- Redfin – Allen, TX Housing Market: https://www.redfin.com/city/492/TX/Allen/housing-market
- Realtor.com – Allen, TX Housing Market: https://www.realtor.com/local/market/texas/collin-county/allen
- Zillow – Allen, TX Home Values: https://www.zillow.com/home-values/23444/allen-tx/
- Community Impact – 76 homes sold in Allen, other local real estate data from September: https://communityimpact.com/allen/real-estate/76-homes-sold-in-allen-other-local-real-estate-data-from-september/
- Community Impact – Allen City Council single-family rental registration coverage (Oct. 14, 2026): https://communityimpact.com/allen/
- Allen ISD – 2026 TEA Accountability Ratings: https://www.allenisd.org/article/3075920
- U.S. Census Bureau – QuickFacts: Allen city, Texas: https://www.census.gov/quickfacts/allencitytexas
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