What the current asking side says about competition right now
The question I would ask in Plano, TX is whether the asking side is giving you room to negotiate or just more to compare. Last month the median list price was $584,500 and new listings totaled 302, so competition is still part of the decision.
A list price of $584,500 against a $519,000 median sold price tells me buyers are still sorting through meaningful gaps. That is why I would not treat every new listing as equal, even when the market is active.
For sellers, the 302 new listings matter because more choices force sharper positioning. For buyers, that same number means you can still be selective, but you need to know which homes deserve a faster response.
I would compare each home against recent closings, then decide whether the asking price feels justified by the pace and the market around it. In Plano, TX, that is the kind of filtering that keeps you from overreacting to noise.
