Focus your search on what moves quickly and what does not
Deciding how picky you can be without losing the homes you really want? In Dallas, TX, I set the search plan around how long a typical purchase took recently, then I build a short list that you can act on decisively.
Here is the constraint I plan around in January 2026 a typical sale took 47 days in Dallas, TX for single family plus condo/townhouse/apt. In that same January 2026 period, supply was 4.43 months and offers landed about 95.8% of asking. The practical impact is you need a search process that is disciplined enough to move within the market's normal pace, but not rushed into a bad fit. Some metrics were not reported for this period, so I stay anchored to what we do have from January 2026 timeline, supply, and how close to asking homes tended to trade. Decide your non-negotiables first, then set showing cadence to match the typical 47-day pace from January 2026 so you are not reacting late. Use the January 2026 95.8% of asking benchmark to set your price ceiling and keep emotions from pushing you past what the market usually supports. If a home is positioned far above what similar homes can realistically command, we treat that as a negotiation problem to solve, not a reason to overextend.
About Mercy Le Fevre
Mercy Le Fevre is a licensed Real Estate Professional affiliated with eXp Realty, specializing in the Dallas 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 →
