A simple way to avoid paying for the list price story
If you are deciding whether to accept a list price at face value or negotiate, start with what offers have been doing relative to asking. My answer in Frisco, TX, you should assume negotiation is normal unless the home is clearly priced to move.
In January 2026, offers landed about 97% of asking and a typical sale took 45 days. In that same January 2026 period, supply was 3.42 months and the typical sold price was $615,000. The practical impact is that list price is a starting point, not a guarantee of value. Some metrics were not reported for this period, so I will not claim how many multiple-offer situations exist right now, but the January 2026 97% of asking benchmark supports a negotiation-first mindset when your price rationale is solid. Build your offer around evidence and a clear value explanation, because January 2026 offers typically landed around 97% of asking. Keep your timing expectations grounded in the 45-day typical sale timeline in January 2026 so you do not rush into overpaying just to 'be done.' When you find a home you love, I recommend moving decisively on your terms while keeping the price logic tight so you can defend it in a counter.
About Mercy Le Fevre
Mercy Le Fevre is a licensed Real Estate Professional affiliated with eXp Realty, specializing in the Frisco market. With a focus on strategic marketing and deep local knowledge, Mercy Le Fevre provides clients with expert guidance in navigating complex real estate transactions. View full profile →
