Garland, TX Housing Market Update – March 2026
Reporting Period: Feb 1–Feb 28, 2026 • Data via NTREIS
Garland is one of DFW's most established suburban cities — a community with deep roots, a diverse housing stock, and a price point that continues to attract buyers who can't quite stretch to Rowlett, Sachse, or Wylie. February's data shows a market dealing with a meaningful sales volume drop while inventory stays broadly stable. The story here is about buyer hesitation, not market collapse — and there's a meaningful difference between the two.
Key Highlights | Garland Housing Market Update
- Median Sale Price: $300,000 (↓ 9.0% YoY)
- Closed Sales: 82 (↓ 27.4% YoY)
- Active Listings: 543 (↑ 1.3% YoY)
- Months of Inventory: 3.7 (↑ 0.3 months YoY)
- Median Days on Market: 58 (↓ 4 days YoY)
- Median Price per Sq Ft: $166.74 (↓ 8.1% YoY)
- Close-to-Original List Price: 93.1%
PRICES
Garland's February median came in at $300,000 — a 9.0% decline from February 2025, and a number that deserves honest context. The $200–$299k band accounted for 36.7% of February's closings, with another 30.4% in the $300–$399k range. When more than a third of a month's transactions cluster below $300k, the median gets pulled down — and in a city with Garland's price diversity, that compositional shift is entirely possible without any individual home losing value. Price per square foot at $166.74 reflects similar dynamics — down 8.1% year over year — and the median home size of 1,833 square feet aligns with Garland's predominantly post-war and mid-century residential stock.
SALES ACTIVITY
The most attention-grabbing number in Garland's February data is the 27.4% drop in closed sales — from 126 a year ago to 82 this month. That's a substantial decline in absolute terms, and it reflects a buyer pool that's taking longer to commit in an elevated-rate environment. That said, Garland's days on market actually improved — 58 days, down 4 from last February — which means homes that do attract offers are moving efficiently. The disconnect between slower buyer engagement on the front end and faster closing on the back end suggests that well-priced, well-presented homes are still finding buyers; it's the overpriced or underprepared inventory that's sitting.
INVENTORY
Active listings held at 543, up just 1.3% year over year — a near-flat figure that stands in contrast to markets like Dallas proper where inventory surged 10%+. Months of inventory edged up to 3.7, still solidly in balanced territory. Garland's supply stability is a quiet strength — the market hasn't been flooded with new listings the way some adjacent communities have, which provides a degree of pricing support even as buyer volume softens. The price distribution over time chart shows the long-term shift away from sub-$200k transactions and toward the $200–$500k band, a trend that reflects Garland's decade-long appreciation story.
MARKET BALANCE
At 3.7 months of inventory and a close-to-list ratio of 93.1%, Garland is operating in balanced territory — not a buyer's market, not a seller's market, but a market where both sides have legitimate leverage if they approach the table with realistic expectations. The 93.1% close-to-list figure mirrors the metro average closely, suggesting Garland isn't deviating from the broader DFW negotiating environment. Sellers who price correctly and present well can still transact successfully; buyers who approach with reasonable offers are finding motivated sellers willing to engage.
What Sellers Need to Know
- Closed sales dropped 27.4% — fewer buyers are transacting, which means your competition for that smaller pool of active buyers is real and presentation matters more than ever.
- Days on market improved to 58, but only for homes that attracted offers — overpriced listings are sitting while well-priced ones move. Price where the market is, not where you want it to be.
- The close-to-list ratio of 93.1% gives you a realistic negotiating baseline — build your pricing strategy around that range rather than expecting full-price outcomes.
- The median year built of 1978 means buyers will likely factor in inspection findings and maintenance needs; condition improvements before listing have an outsized return in older housing stock.
What Buyers Need to Know
- 543 active listings gives you genuine options across multiple price tiers — Garland's diversity of housing stock means you can find everything from starter homes under $300k to larger properties approaching $500k.
- At 93.1% close-to-list, negotiation is part of the process — a well-prepared offer with modest concessions requested is a reasonable opening position.
- The median year built of 1978 means a thorough inspection is non-negotiable — older homes carry deferred maintenance risks that can be costly if not identified before closing.
- Garland's location — with access to both Dallas and the eastern suburbs — makes it a strong value play for buyers prioritizing commute flexibility over newer construction.
2026 Garland Housing Market Forecast
Garland enters spring 2026 with stable inventory, a buyer pool that's slowed but hasn't vanished, and pricing that's adjusting to where genuine demand sits — around the $280k–$330k range for the bulk of the market. If mortgage rates ease later in the year, Garland's sub-$350k price tiers are extremely well-positioned to absorb pent-up first-time and move-up buyer demand quickly.
The 27.4% drop in closed sales is the number most likely to cause concern — but it's worth putting in perspective. February is seasonally slow, and the prior year's comparable period may have included unusual activity patterns. Watch March and April's data for a clearer picture of whether demand is genuinely contracting or simply redistributing across the season.
Garland's long-term value story remains intact. Proximity to Dallas, affordability relative to neighboring markets, and improving retail and employment infrastructure along the SH-190/George Bush corridor continue to support demand from buyers who discover the city's value proposition.
Buying or selling in Garland? The Dunnican Team works across the eastern DFW suburbs and can help you navigate this market with clarity. Contact us today.
Source: NTREIS MLS (Feb 1–Feb 28, 2026) with February 2025 comparison metrics from the Texas REALTORS® Data Relevance Project, in partnership with the Real Estate Center at Texas A&M University.
