McKinney Real Estate Market Update — Deb Brown Group
Live market stats, micro-neighborhood notes, and action plans for buyers & sellers in McKinney, TX.
- Median sale price: about $527,000 (July 2025), –4% YoY; closings up vs. last year.
- Home value index: avg value ~$498K, –5.0% YoY; typical home goes pending ~36 days.
- Days on market: median ~54 days; overall a buyer’s market right now.
- Population context: McKinney est. 227,526 (2024); the city’s 2025 estimate shows continued growth.
What that means: Well-priced, well-presented homes still move; buyers have more leverage than in the boom years.
Micro-Neighborhood Notes
- Stonebridge Ranch / Eldorado corridor: classic curb appeal + mature trees; turnkey listings still draw early traffic when priced inside search brackets.
- Craig Ranch / SH-121: proximity to employers/amenities; tournament halo from TPC Craig Ranch elevates visibility every spring.
- US-380 growth (north McKinney and into Prosper/Celina): more new-construction choices—compare builder incentives vs. resale value.
What’s Driving Demand (Beyond Rates)
- Airport expansion: McKinney National Airport broke ground on a new terminal; commercial service targeted for late 2026—a long-term connectivity boost.
- Corporate & mixed-use growth: District 121 adding employers and amenities (e.g., Cytracom HQ relocation).
- Regional spotlight: Annual CJ CUP Byron Nelson at TPC Craig Ranch keeps McKinney on the national map.
Prices, Pace & Inventory: How to Interpret the Split
Different platforms track different metrics—closed resales vs. model-based values vs. active listing medians. That’s why you’ll see a spread: Redfin median sale price ~$527K (–4% YoY) vs. Zillow value index ~$498K (–5% YoY) and DOM ranging 36–54 days. Read them together: modest YoY softening, slightly longer marketing times, and more choices for buyers.
90-Day Outlook (Local)
- Pricing: Flat to mildly negative; micro-location and condition matter more than the headline.
- Inventory: Gradual build keeps leverage balanced to buyer-tilted.
- Strategy: Launches with photo-first staging + pricing-to-payment still outperform.
Action Plans
If You’re Selling a Home in McKinney
- Price to a payment band buyers target (e.g., monthly at common lender thresholds).
- Photo-first prep: neutral paint, lighting, flooring continuity; hero shots: kitchen, living, owner’s suite, patio.
- Launch plan: first-week visibility (social + portals + open house).
- If/Then grid: At day 7/14, adjust based on showings/saves/feedback; compare against nearby new-construction incentives.
If You’re Buying in McKinney
- Get a payment-to-price matrix at ±0.25–0.50% on rates; lock when it fits your comfort.
- Tour one established area (Stonebridge / Eldorado) + one new-build cluster (north/380).
- Be offer-ready: pre-approval, proof of funds, inspection & appraisal strategy.
For Investors
- Rentals: healthy demand; run cap rates with realistic maintenance and tax assumptions.
- Value-add: look for cosmetic bids where DOM > area median.
FAQs
Is McKinney a buyer’s or seller’s market right now?
Generally buyer-tilted as of July/August 2025, with more active listings and longer DOM than 2023-24.
What’s the typical time to sell a home in McKinney?
Plan for ~36–54 days depending on price tier and condition.
Are prices falling?
Moderately—think –4% to –5% YoY on common benchmarks; move-in-ready homes near top schools still command attention.
What local projects could affect demand?
The airport terminal (targeting late-2026 service), District 121 office/amenities, and national exposure from TPC Craig Ranch.
