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Anyone shopping for a real estate agent in Allen, TX this year should understand one thing first: the market they're walking into is not the market their neighbor bought in three years ago. Median sale prices in Allen have slipped to roughly $500,000 to $530,000, down a few percentage points from last year, and homes are sitting on the market for five to ten weeks on average, sometimes longer in older neighborhoods. That's a real change from the multiple-offer, waived-contingency environment of 2021 and 2022. It changes what buyers and sellers should actually expect from the agent they hire, and it's worth understanding before you sign with anyone.
Prices Have Softened, But Not Collapsed
Allen's price per square foot has come down from its peak, and several neighborhoods, including some in the $450,000 to $500,000 range, have seen year-over-year declines in the low single digits. Median home size has also crept down slightly as more moderately sized homes have moved through the market relative to larger new builds. This isn't a crash. It's a return to something closer to normal after a stretch of unsustainable appreciation. For sellers, this means pricing a home based on 2021 comps is a fast way to sit unsold for months. For buyers, it means there's actual room to negotiate, something that was nearly impossible three years ago when homes routinely sold above list within days. The homes still moving quickly tend to share two things: realistic pricing from day one and genuinely good condition, not just a fresh coat of paint over deferred maintenance.
Days on Market Have Nearly Doubled
Where homes in Allen used to move in two to three weeks at the height of the pandemic buying rush, average time on market has stretched out considerably, with some listings taking two to three months depending on price band and condition. This shift rewards patience for buyers and punishes overpricing for sellers. An agent who's still operating with a 2021 mindset, telling sellers to list high and wait for a bidding war, is giving advice that no longer fits the data. Ask any agent you're considering how they're adjusting pricing strategy for this specific shift, not what worked for their last three listings back when the market moved faster.
Inventory Has Grown, Which Changes Buyer Leverage
More homes sitting on the market longer means buyers today have choices they didn't have in 2021, when many buyers felt pressured to waive inspections just to compete. A good agent should be helping you use that leverage: negotiating on price, requesting repairs, and asking for closing cost credits where it makes sense. If your agent isn't bringing any of this up unprompted, that's worth noticing.
What This Means If You're Selling
Sellers in this market need an agent who's honest about pricing from the first conversation, not one who tells you what you want to hear to win the listing. Overpricing by even five percent in this environment can mean an extra month or two on market, and buyers tend to assume something is wrong with a home that's been sitting a while, even when nothing actually is. Staging, condition, and accurate comps matter more now than they did when almost anything sold. A seller's agent who pushes back on unrealistic pricing expectations, even gently, is doing their job. One who agrees with every number you propose might just be telling you what gets the listing signed.
What This Means If You're Buying
Buyers finally have room to ask for things: inspection contingencies, appraisal protections, and in some cases seller concessions toward closing costs or rate buydowns. None of this was realistic in 2021. An agent who's actively working Allen right now should be able to tell you, with specifics, what concessions sellers in your target neighborhood have actually been giving lately, not just what's theoretically possible under Texas contract law.
There's a psychological piece here too. Some buyers who were priced out or outbid during the 2021 and 2022 rush are still hesitant to jump back in, worried they'll overpay again. That hesitation is understandable, but it can also mean good buyers are sitting on the sidelines while genuinely well-priced homes go under contract without much competition. An agent who tracks the market closely can tell you when a specific listing is priced fairly versus when it's still carrying some of that older, higher-market pricing.
Allen's market has changed enough over the past year or two that yesterday's playbook doesn't fully apply anymore. Cindy Coggins Realty Group works with both buyers and sellers across Allen and more than twenty surrounding North Texas communities, and adjusts strategy to match current conditions rather than repeating advice that made sense in a different market. Whether you're buying or selling in Allen right now, the agent you choose should be able to speak specifically to what's changed and why it matters for your situation, not just recite general real estate wisdom.
Cindy Coggins Realty Group is a Keller Williams-affiliated residential and commercial real estate team based in Allen, Texas, serving buyers and sellers across more than twenty North Texas communities. The team tracks local market conditions closely and adjusts pricing and negotiation strategy as those conditions shift. Learn more at cindycogginsrealtygroup.com.
