Inventory Around Fort Worth Is Climbing While Prices Stay Flat—How Aggressive Do Sellers Need to Be on Pricing Going Into Q1 2026?
Inventory around Fort Worth is climbing while prices stay flat—so how aggressive do sellers in Southlake, Keller, Haslet, Alliance, and Northlake really need to be on pricing going into Q1 2026?
If you're planning to sell soon, the answer depends on three things: rising inventory, stable mortgage rates, and what buyers in your specific micro-market are actually willing to pay.
Here's what the current data means for you.
What Sellers Need to Know Right Now (Q4 2025)
Inventory across the Fort Worth and North Tarrant County corridor has quietly increased over the past two months. Prices, meanwhile, have stayed relatively flat. That's creating a market where buyers have more options, and sellers must be more strategic, not necessarily cheaper.
Mortgage rates are averaging 6.25% (Bankrate, Oct. 29, 2025), the lowest in a year. Stable mortgage rates make buyers more confident—but they're still payment-sensitive, especially in Keller, Haslet, Northlake, and the broader Alliance area.
Because buyers shop by payment, not just price, even slight pricing missteps can push them toward a nearby competing home or new construction offering incentives.
Section 1 — Why Inventory Is Rising but Prices Aren't Moving
Inventory is rising for three reasons:
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Seasonality + late-year listings
Many homeowners want to get ahead of Q1, hoping to capture relocation traffic or "new year momentum."
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Builder competition in Alliance, Haslet, and Northlake
Builders are still offering:
- 2-1 buydowns
- Closing cost credits
- Quick-move-in discounts
This keeps inventory high in these zones even as resale activity cools.
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Mortgage rate stability
With mortgage rates leveling out, some sellers who hesitated earlier in the year are finally listing, adding supply to the market.
Why prices haven't dropped
Prices aren't falling because:
- Many sellers still have low-rate mortgages and aren't rushing to sell.
- New construction prices are holding, which supports resale values.
- Buyers are cautious, not absent.
It's a stable market—not a falling one. But stability means pricing smartly matters more than ever.
Section 2 — What This Means for Sellers in Each Micro-Market
Each city behaves differently. Here's how inventory and mortgage rates influence pricing in your neighborhood.
Southlake
Southlake behaves like a luxury submarket. Buyers are less sensitive to small rate shifts—but they still want value.
- Inventory has ticked up in 76092.
- Homes priced correctly still sell within 30–45 days.
- Overpricing by even 2–3% stalls showings quickly.
Strategy: Price realistically and lead with premium presentation. Southlake buyers will pay—but not for confusion or questionable value.
Keller
Keller's inventory has risen in 76248 and 76244, pushing buyers to compare aggressively.
- Keller buyers still shop by payment.
- Small mortgage rate changes impact affordability significantly.
- Homes under $700K need compelling pricing and flawless marketing.
Strategy: Price at or just under the strongest comps. Keller buyers are value-driven, and pricing too high leads to longer days on market than normal.
Haslet / 76052
This is where you feel the most buyer payment sensitivity.
- Heavy builder competition (Northstar, Wellington, LeTara).
- Builders advertise monthly payment, not price.
- Resale homes must compete using either presentation or incentives.
Strategy: If the mortgage rate gap is hurting you, consider offering a credit toward a 1-0 or 2-1 buydown. It costs less than a major price cut but helps you compete with new construction.
Alliance Corridor
Alliance has become one of the most competitive regions because buyers compare resale homes to builder products instantly.
- Inventory is high from both resale and new construction.
- Prices are flat because builders keep incentives steady.
- Homes that are even slightly overpriced get skipped completely.
Strategy: Price tightly and refresh photos, staging, and marketing every 21 days.
Northlake / Pecan Square / Canyon Falls
Northlake's growth has added supply—but with mixed resale performance.
- Tons of new construction, but resale still has demand.
- Buyers compare amenities heavily: lot size, floor plan, outdoor space.
- Homes with basic finishes lose out to brand-new spec homes.
Strategy: Price based on lifestyle value—yards, upgrades, layout—not on builder pricing. And consider an incentive if you need to pull attention back to your listing.
Section 3 — How Aggressive Do You Actually Need To Be?
Aggressive pricing does not mean slashing value. It means being ahead of the market—not behind it.
Here's how to evaluate your pricing plan going into Q1 2026.
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Look at inventory, not just comps
If six homes match yours within one mile and none are selling, you need a sharper strategy.
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Avoid pricing at the high end of a range
In a flat-price environment with climbing inventory, buyers sort by: Payment, Features, Condition, Price ranking. Top-of-range pricing will push you to the back of the list.
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Anticipate a January–March surge
Q1 brings relocation buyers. They're serious—and they compare heavily. A well-priced home will sell faster in early Q1 than late Q4.
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Consider incentives instead of massive cuts
A $10K credit for a buydown often works better than a $20–$30K price drop.
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Refresh marketing every 2–3 weeks
Inventory rises, and your home must stand out visually and algorithmically.
Section 4 — What Buyers Are Actually Saying About Pricing Right Now
Across showings in Fort Worth, Keller, Haslet, and Northlake, buyers are giving the same feedback:
- "We're waiting for the right value."
- "The payment matters more than the price."
- "Builders are offering better incentives."
- "We'll move fast when something feels fairly priced."
This is why pricing ahead of Q1 matters so much.
Section 5 — Kallie's Take
You don't need to undercut your home's value—you just need to price with precision.
Here's the honest breakdown:
- If you're in Southlake: focus on presentation and market positioning.
- If you're in Keller, Haslet, or Northlake: pricing aggressively within the range is key because of payment sensitivity.
- If you're in the Alliance corridor: you must compete with builders, which means your pricing, marketing, and presentation need to be clean and compelling.
When inventory climbs and prices stay flat, the most strategic sellers—those who price right and present well—win.
Ready to Price Strategically for Q1 2026?
If you're planning to sell in Q1 2026 across Southlake, Keller, Haslet, Alliance, or Northlake, reach out to Kallie Spencer, Broker/Owner at Ritchey Realty. You'll get a pricing analysis tied directly to today's mortgage rates, local inventory levels, and real-time buyer behavior—so you can list with confidence, not guesswork.
