One County, Two Directions: Collin County's August Market
The August 2026 Collin County data breaks the single story July was telling. For months the county moved as one market: activity cooling, prices holding across the board. In August it split. Resale and lease tightened — inventory pulled back and the prices that actually closed rose year over year. New construction went the other way — builders trimmed the ask and the prices that actually closed fell. One county, two directions.
Volume stayed quiet everywhere. Closed sales dropped double digits in all three segments, and new listings pulled back with them. But quiet is no longer the whole picture, because underneath it the segments have stopped moving together.
The rate backdrop held. Mortgage rates sit at 6.41%, unchanged on the month and 16 basis points below where they were a year ago — steady, durable relief for a qualifying buyer, and the one constant across all three segments.
Where you sit — builder, resale buyer, seller, landlord, or tenant — still decides which way the leverage tilts. In August it tilted harder, and it stopped tilting the same way for everyone.
New Construction: Builders Blink
July's builders raised the ask into a standoff. In August they blinked. Average list price fell to $534.37K, down 1.5% MoM — and while that's still up 2.0% YoY, the closing numbers went the other way entirely. Average sold price dropped to $424.9K, down 2.9% MoM and down 6.8% YoY, the steepest annual price decline anywhere in the report. That opens a list-to-sold spread of roughly $109K, the widest gap of any segment and wider than it was a month ago. Builders are asking near last year's number and closing well under it.
Demand kept cooling. Closed sales fell to 466, down 8.8% MoM and 12.4% YoY. Active listings eased to 2,095 (-1.7% MoM, -7.7% YoY), and new listings dropped to 615, down a heavy 20.6% YoY — the throttled pipeline is the only thing holding months of supply at 3.7.
Execution tells the rest of the story: new builds are closing at just 92.8% of original on 74 days on market, the slowest timeline and the lowest share-of-ask in the county. Both slipped from last month.
Key New Construction Metrics:
Active listings: 2,095 (-1.7% MoM, -7.7% YoY)
New listings: 615 (-10.3% MoM, -20.6% YoY)
Closed sales: 466 (-8.8% MoM, -12.4% YoY)
Average list price: $534.37K (-1.5% MoM, +2.0% YoY)
Average sold price: $424.9K (-2.9% MoM, -6.8% YoY)
The takeaway: this is where the buyer's room lives now. A $109K spread, 74 days on market, 92.8% of original, and sold prices down nearly 7% on the year — builders are giving ground at the closing table. The incentives aren't just there; they're growing. Ask for them, then ask again.
Resale: Firming Under the Quiet
Resale is still, on paper, a buyer's market — but it's tightening, not loosening. Active listings fell to 4,696, down 7.8% MoM and 4.6% YoY, pulling months of supply down from 5.8 to 5.4. Inventory retreated, and it did so while sellers kept trimming: average list price slid to $591.39K, down 2.6% MoM.
Here's the payoff for that discipline. Average sold price landed at $590.2K — down just 1.9% MoM, but up 2.4% YoY. Sit with that one: after months of visible cuts, resale homes are closing for more than they did a year ago. And the list-to-sold gap has collapsed to about $1K. Sellers aren't hoping anymore; they're pricing right at the market.
The flow slowed on both ends — new listings dropped 25.0% MoM to 1,398, and closed sales fell 14.5% MoM to 915. But priced-right homes still moved: 49 days on market at 94.4% of original.
Key Resale Metrics:
Active listings: 4,696 (-7.8% MoM, -4.6% YoY)
New listings: 1,398 (-25.0% MoM, -7.2% YoY)
Closed sales: 915 (-14.5% MoM, -11.6% YoY)
Average list price: $591.39K (-2.6% MoM, -3.1% YoY)
Average sold price: $590.2K (-1.9% MoM, +2.4% YoY)
For buyers: 4,696 homes and 5.4 months of supply is still the widest selection in the county — but the window is narrowing. Sold prices up YoY mean the cutting is disciplined pricing, not a slide. Bring a real offer to a right-priced home; the negotiating room is thinner than the "buyer's market" label suggests.
For sellers: the near-zero list-to-sold gap is the whole lesson. Price to the market and you clear in about seven weeks near your ask, with sold prices up on the year. Price aspirationally and you join the standing inventory.
Lease: Scarcity Deepens
The rental squeeze got tighter. Active lease listings fell to 2,272, down 21.6% YoY — the sharpest annual contraction in the entire report, and steeper than last month. Months of supply sits at just 2.0.
Asking rents eased slightly — average list price $2.79K, down 0.5% MoM — but what's actually being signed is up on the year: average leased price $2.6K, down 2.0% MoM but up 2.8% YoY. Execution loosened a touch from its recent extremes: units now lease in 43 days at 96.3% of original, both softer than last month. Volume thinned too, with closed leases down 15.9% MoM to 997 and new listings down 9.2% YoY. But with supply this scarce, the direction on rents is still up.
Key Lease Metrics:
Active listings: 2,272 (-4.1% MoM, -21.6% YoY)
New listings: 1,370 (-15.5% MoM, -9.2% YoY)
Closed leases: 997 (-15.9% MoM, -6.0% YoY)
Average list price: $2.79K (-0.5% MoM)
Average leased price: $2.6K (-2.0% MoM, +2.8% YoY)
For renters: the asking rent dipped, but signed rents are up nearly 3% year over year and supply is down more than a fifth. There's less room here than the softer ask implies.
For investors: Collin County rental stock is down 21.6% from a year ago. That scarcity is protecting rent, occupancy, and speed all at once — even as execution eases off its tightest point.
The Bottom Line
If July was the whole table going quiet together, August is the table splitting. Volume stayed soft everywhere, but the price story stopped being one story.
New construction: builders gave ground. The ask came down (-1.5% MoM), sold prices fell (-6.8% YoY), the spread widened to about $109K, and homes are closing at 92.8% of original on 74 days. The buyer's leverage in this county now lives here.
Resale: firming under the quiet. Inventory pulled back (-7.8% MoM), months of supply eased to 5.4, sellers closed the list-to-sold gap to roughly $1K — and sold prices rose 2.4% YoY.
Lease: scarcity deepened. Supply is down 21.6% YoY, leased rents are up 2.8% YoY, and even with execution easing, the pressure still points up.
The through-line has shifted. July's was "activity cooled, value held" — one market, one message. August's is divergence, sitting on a steady floor: 6.41%, 16 basis points of durable relief for a qualifying buyer. On top of that floor, resale and rentals firmed while new construction softened. For a buyer, that's a map, not just a mood — the room to negotiate is in new construction, the discipline to respect is in resale, and the clock is running in both.
Important Note:
This analysis is based on data from NTREIS (North Texas Real Estate Information Systems) as of August 30, 2026. Market conditions can change rapidly, and this report is intended for informational purposes only. It should not be considered a guarantee of future market performance.
