Each week, I share a simple breakdown of what’s happening in the real estate market – nationally and here in Plano and Richardson.
Right now, buyers in Plano and Richardson are finally getting a bit of breathing room. Mortgage rates have drifted into the low 6% range, activity is picking up, and prices look more “steady with pockets of softness” than anything resembling a crash.
For anyone who paused during the 7% rate days, 2026 is shaping up to be a year to re-enter the market thoughtfully, not in a frenzy, but with more options and time to consider.
National market snapshot
Mortgage rates
Average 30-year fixed mortgage rates have stayed below 6.50% since early fall, hovering in the low-to-mid 6% range. That stability has been enough to bring many buyers back into the market.
Pending sales
The National Association of Realtors’ Pending Home Sales Index rose 3.3% in the most recent report, marking the strongest reading since early 2023. This suggests more closed sales ahead in the coming months.
Home prices
Nationally, the Case-Shiller index shows modest price growth, with year-over-year increases in the low single digits. Some markets are up, others slightly down, but there’s no sign of a broad price collapse.
Jobs, economy, and what it means for rates
Job openings have returned to levels last seen in late 2020, and recent private-sector job growth has been modest. That combination reduces pressure on the Federal Reserve to keep rates high.
After the December cut, the Fed Funds Rate sits in the 3.50%–3.75% range. Futures markets currently expect no change at the January 28 meeting and possibly one additional cut by March.
For buyers, this matters because a cooler job market and easing inflation make it more likely that mortgage rates drift lower over time, rather than spike back toward last year’s highs, even if there’s no dramatic cut immediately.
Trump, investors, and the “American Dream.”
President Donald Trump recently proposed banning large institutional investors from purchasing additional single-family homes, emphasizing that “people live in homes, not corporations.”
In reality, large Wall Street-style landlords own only a small percentage of single-family homes across the nation. Any policy changes here may be more symbolic than transformational in most neighborhoods.
The primary contributors to today’s affordability challenges remain local zoning restrictions, years of underbuilding, pandemic disruptions, and smaller-scale investors who collectively own far more homes than the large funds.
Plano & Richardson: local numbers this week
Here is how the local market looked as of the week ending January 9, 2026.
| Area | Median list price | Price trend (recent) | Active listings | New listings (5 days) | Median days on market |
|---|---|---|---|---|---|
| Plano | $519,000 | About flat week‑to‑week | 520 homes | 49 new listings | 70 days on market |
| Richardson | $449,950 | Slightly down recently | 210 homes | 15 new listings | 64 days on market |
Plano
- Median list price: ~$519,000
- Price trend: Largely flat week-to-week
- Active listings: ~520
- Median days on market: ~70
Richardson
- Median list price: ~$449,950
- Price trend: Slightly down recently
- Active listings: ~210
- Median days on market: ~64
For a typical buyer, this combination of steady prices, increased inventory, and longer days on market means:
- More choices
- Less bidding-war pressure
- More room to negotiate repairs or seller-paid closing costs
In both cities, prices are no longer racing away month after month. The market feels more balanced, sellers still achieve solid prices, but buyers now have leverage they simply didn’t have in 2021–2022.
What to do if you’re thinking about 2026
- Treat 6-something rates as “good enough to move forward.” If rates drop into the 5s later, refinancing can reduce your payment while you’re already building equity.
- Focus on total affordability, payment, taxes, HOA fees, and maintenance, not just purchase price.
- Build a zip-code-level strategy: which neighborhoods are sitting longer, where price cuts are common, and where homes still sell quickly.
If you’re wondering whether 2026 is your year to buy, the next step is a quick strategy session. We’ll review your budget, examine the current Plano and Richardson inventory, and create a plan that suits both the market and your lifestyle in this more balanced phase.
