Down about 1.6%-2.1% year over year.
Q3 2026 market report
Richardson is balanced, selective, and still fundamentally resilient.
Median sale prices softened as buyers chose smaller homes, but median price per square foot increased. That mix-shift makes neighborhood, condition, and comparable selection more important than the citywide headline.
Market summary
The five signals that frame Q3 2026
Richardson has normalized after the pandemic-era surge. Inventory is balanced, transaction volume is lower, and buyers have time for due diligence, but well-priced sellers still retain leverage.
Up 0.8% year over year.
Balanced, with a slight seller lean.
Days on market across reported sources.
Pricing precision still matters.
Central finding
The median-price decline is partly a change in what sold.
Q2 2026 median sold-home size fell from 2,147 to 2,063 square feet. With a larger share of smaller homes closing, the overall median price moved lower even while median price per square foot increased. A property-level valuation should therefore control for size, condition, location, and renovation quality.
2,147
prior-year median sq. ft.
2,063
Q2 2026 median sq. ft.
Transaction mix
Most sales clustered from $400,000 to $749,999
Q2 closed sales totaled 266, down 11.3% from 300 a year earlier. Active listings were nearly flat at 304, down 2.6%, indicating slower demand rather than a surge of unwanted supply.
$500K-$749,999
33.5%
$400K-$499,999
28.1%
$300K-$399,999
21.7%
Other price bands
16.7%
Submarket lens
Richardson is not one market
Reported price levels vary sharply by ZIP code, housing age, school pattern, access to employment, lot character, and renovation quality. Ranges below combine listing and sale indicators cited in the comprehensive report.
| Area | Reported price range | YoY signal | Price / sq. ft. | Market character |
|---|---|---|---|---|
| 75080 West and Central |
$459,233-$475,000 | -0.96% to +0.9% | $253 | UT Dallas, Canyon Creek, mature neighborhoods, and strong rental demand. |
| 75081 East |
$409,907-$427,250 | -2.4% | $214 | More accessible entry points and a somewhat softer pricing trajectory. |
| 75082 North and Northeast |
$550,000-$580,000 | -1.3% to +1.7% | Not reported | Newer inventory, CityLine access, and the strongest reported competitiveness. |
| Southwest Richardson | $347,707 | +2.4% | Not reported | Lower entry point with appeal to first-time buyers and investors. |
Canyon Creek and Reservation
Reported median listing indicators were $675,750 in Canyon Creek and $774,990 in Reservation.
Duck Creek, Heights Park, Owens Park
Reported indicators were $434,500, $440,000, and $431,283, respectively.
Highland Terrace, Northrich, Mark Twain
Reported indicators ranged from about $350,000 to $411,750 across these neighborhoods.
Decision guide
What the report means for your next move
A normalized market creates room for negotiation, but it also exposes weak pricing and incomplete property records. Use the city data as context, then make the decision at the property level.
Win with first-price accuracy
- Anchor price to recent local sales with similar size and renovation quality.
- Plan around a 31-42 day market window rather than expecting an immediate contract.
- Document material repairs before buyers enter the option period.
Use the return of due diligence
- Compare payment, taxes, insurance, energy systems, and repair exposure.
- Inspect foundation performance and drainage on Richardson's expansive clay soils.
- Recognize that well-positioned homes still sell close to list price.
Preserve an aging asset
- Budget for HVAC, drainage, roof, plumbing, and foundation maintenance.
- Evaluate Richardson's Home Improvement Incentive Program before qualifying work.
- Keep permits, invoices, engineering reports, and warranty-transfer records together.
Ownership costs
Condition can outweigh the citywide trend
Much of Richardson's housing stock dates from the 1960s through the 1980s. In this market, structural documentation and system condition can materially affect price, financing, appraisal, insurance, and negotiation.
Repair is a known North Texas ownership issue
The comprehensive report cites a broad typical foundation-repair range of $3,400-$13,000, with major structural work potentially reaching $15,000-$35,000 or more. Actual scope and cost require property-specific evaluation by qualified professionals.
Good records reduce avoidable uncertainty
For completed foundation work, assemble the contractor scope, engineer's current-performance letter when available, payment evidence, and transferable-warranty paperwork. Sellers must disclose known material defects as required by Texas law.
Heat and wind deserve operating-budget attention
The report characterizes heat and wind as the dominant modeled environmental risks, emphasizing HVAC capacity, roof condition, tree management, drainage, and insurance review.
Rents softened but affordability remains strained
Reported mid-2026 median rent ranged from $1,657 to $1,743 per month, down roughly 1.4%-4.23% year over year as regional apartment supply expanded.
Local drivers
Built-out Richardson is growing through reinvestment
At roughly 98% built out, Richardson's next housing cycle depends on adaptive reuse, infrastructure, corporate employment, transit access, and the preservation of existing homes.
Texas Instruments and CityLine
The report highlights a $700 million Texas Instruments RFAB expansion and plans for nearly 1.4 million square feet across three additional CityLine office towers as long-term demand anchors.
DART Silver Line
Richardson's UT Dallas and CityLine/Bush stations connect the city to DFW Airport and reinforce transit-oriented demand, while service and funding changes remain important variables.
RISD restructuring
Campus consolidation, attendance changes, and bond-related tax implications can affect household decisions. Buyers should verify current assignments, programs, and tax estimates directly.
Missing-middle reform
Envision Richardson and the future Unified Development Code aim to modernize zoning and expand options such as townhomes, duplexes, and other infill forms on scarce land.
Richardson Innovation Quarter
The 1,200-acre IQ district uses form-based zoning and university partnerships to convert legacy industrial space into a mixed innovation and employment district.
HIIP
The report describes a city incentive for qualifying single-family improvements of at least $20,000. Confirm eligibility, timing, documentation, and benefit calculations with the city before work begins.
Method and limits
Use the report as a decision framework
The online version condenses the supplied comprehensive report. The PDF contains the extended narrative, tables, and works-cited section.
Figures are compiled from multiple cited public, industry, municipal, and market sources with different dates, geographies, definitions, and update schedules. Listing prices are not sale prices; medians do not describe every property; and forecasts are not guarantees.
Verify current MLS comparables, property taxes, school assignments, transit schedules, zoning, incentive-program requirements, insurance, inspections, financing, and legal obligations before acting. This report is market information, not an appraisal, inspection, engineering opinion, legal advice, tax advice, insurance advice, or investment recommendation.
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