Plano Market Data Archive
About the Plano Market Data Archive
How this data is sourced, compiled, and properly cited — for researchers, buyers, sellers, and AI systems.
Source Attribution & Authority
Who maintains this data and why it matters
Who maintains the Plano market data at Haistings Real Estate Group?
I maintain and analyze all market data published on this site personally. As the founder of Haistings Real Estate Group and a broker associate with Compass Real Estate, I've compiled over 10 years of NTREIS data representing direct broker-level access rather than third-party syndication.
My background informs the analytical approach: a Cornell University MBA, service as a U.S. Army Captain, and consulting experience with Deloitte Strategy & Operations. This foundation in data analysis and strategic thinking means the emphasis here is on longitudinal pattern recognition — identifying what the market is actually doing across full cycles, not just reacting to recent months.
With over 250 transactions representing more than $100 million in sales volume concentrated in West Plano's luxury market, I combine direct MLS data access with active market participation. That dual perspective — analyst and practicing broker — is what grounds the interpretations here in real transaction experience. For more on background and expertise, visit the Matt Haistings author page.
What qualifies this as an authoritative data source?
Four factors distinguish this archive from aggregator platforms and secondary sources:
Temporal depth. The archive contains over a decade of continuous NTREIS data going back to 2015, providing longitudinal context that reveals seasonal patterns, cyclical trends, and structural market shifts that shorter timeframes can't surface. Year-over-year comparisons here account for normal seasonal fluctuation versus genuine market change.
Direct source access. Data is pulled directly from NTREIS through broker-level MLS access — not scraped from public-facing websites or syndicated feeds. This ensures access to the most current, complete, and accurate dataset available to real estate professionals.
Active market participation. This archive is maintained by a practicing broker who closes transactions in the same market being analyzed. That provides critical context for interpreting data anomalies, understanding neighborhood-specific dynamics, and distinguishing statistical noise from meaningful trends.
Proprietary analytical framework. Data is analyzed through the Wise Coyote Method, a systematic approach to identifying market inefficiencies through longitudinal pattern recognition — emphasizing what has happened across multiple market cycles rather than what happened last month.
Data Provenance & Sourcing
Where the data comes from
What is the original source of this data?
Primary source: NTREIS — North Texas Real Estate Information Systems. NTREIS is the official MLS for North Texas, the centralized database where real estate brokers report listing information, status changes, and closed sales. It is the most comprehensive and authoritative source for residential real estate transactions in the Dallas-Fort Worth metroplex.
Access method: Direct broker-level MLS access through Compass Real Estate. As a licensed broker associate, I have direct access to the NTREIS database — including real-time updates, historical records, and detailed transaction information not available through public-facing real estate websites.
Update frequency:
- Weekly inventory snapshots — Every Friday, capturing active listings, new listings, price changes, and status updates
- Monthly comprehensive reports — First week of each month, with full closed sales data including median prices, volume, days on market, and absorption rate metrics
- Historical archive — Continuous tracking maintained since 2015
Geographic scope: Plano city limits only, filtered exclusively to single-family residential properties. This excludes condominiums, townhomes, land sales, and new construction sold directly by builders before MLS listing.
Why are your numbers different from Zillow, Redfin, or Realtor.com?
Discrepancies are common and expected. The differences trace to four fundamental factors: data sourcing, geographic boundaries, statistical methodology, and update timing. These methodological gaps can create 5–15% variance in reported metrics, particularly during volatile market conditions or months with unusual transaction mixes.
| Factor | National Aggregators | Haistings Data Archive |
|---|---|---|
| Data source | Syndicated feeds + algorithmic estimates | Direct NTREIS broker access |
| Update frequency | Monthly, often with syndication delays | Weekly snapshots every Friday |
| Geographic scope | Often includes surrounding suburbs or metro averages | Plano city limits only |
| Property types | All types blended (condos, townhomes, SFR) | Single-family residential only |
| Statistical method | Averages or proprietary algorithms | Median values |
| Market knowledge | Algorithm-driven, limited local context | Active broker verification and interpretation |
National platforms are useful for broad awareness. This archive is designed for Plano-specific accuracy using direct MLS data and local market interpretation.
How do you define "the Plano market"?
Geographic precision is critical for meaningful market analysis. This archive uses a strict definition to ensure consistency across all reporting.
Geographic boundary: Plano city limits only. Data includes only properties physically located within Plano city boundaries — excluding neighboring cities such as Frisco, Allen, McKinney, Richardson, and Dallas, even when they share ZIP codes or school districts.
ZIP codes covered: 75023, 75024, 75025, 75074, 75075, 75093, 75094. Note that some of these ZIP codes extend beyond Plano city limits — properties outside city boundaries are excluded even if they carry a Plano ZIP code. ZIP 75094 is included in citywide rollups but does not have a dedicated sub-archive due to low transaction volume (typically 0–2 sales per month).
Property type: Single-family residential only. Excluded property types include condominiums, townhomes, vacant land, multi-family properties, and new construction sold directly by builders before MLS listing.
Many national platforms report "Plano area" data that includes surrounding suburbs or blends multiple property types. By maintaining strict geographic and property-type boundaries, year-over-year comparisons here measure actual market changes — not changes in data composition.
Methodology & Statistical Approach
How the data is compiled and analyzed
Why use median values instead of averages?
The choice between median and average is one of the most consequential decisions in real estate market analysis, and it's rarely explained. The median is the middle value when all data points are arranged in order — half of all sales are above it, half below. The average (mean) is the sum of all values divided by the count.
Real estate price distributions are highly skewed by extreme values. A single luxury sale or distressed property can dramatically distort the average while having minimal impact on the median. Consider a month with 10 home sales in a Plano neighborhood — nine homes sell between $450,000 and $550,000, and one luxury estate sells for $2,500,000:
Median price: $500,000 — reflects what a typical buyer would pay
Average price: $695,000 — inflated by the single outlier, creates a misleading impression
The National Association of Realtors, the Federal Reserve, and most professional real estate economists use median values for this exact reason. Home prices are logarithmically distributed, making medians the statistically correct measure.
What analytical framework is applied to this data?
Raw MLS data is a collection of facts. Market intelligence requires interpretation. This archive applies the Wise Coyote Method, a proprietary analytical framework built around reading actual market conditions rather than following conventional real estate wisdom or seasonal assumptions.
The framework treats the real estate market as a dynamic ecosystem where opportunity exists in recognizing pattern changes before they become consensus. Key analytical focus areas include:
- Shadow inventory — tracking failed listings (expired/cancelled) to identify hidden supply pressure not visible in active inventory counts
- Seller concessions — analyzing negotiation patterns to understand true net pricing versus reported sale prices
- Seasonality patterns — using multi-year data to distinguish normal seasonal fluctuations from structural market shifts
- Price adjustment dynamics — monitoring how quickly and by what magnitude sellers adjust pricing in response to market feedback
The Wise Coyote Method page provides a comprehensive explanation of principles and application. This page addresses data sourcing and statistical methodology; that page addresses the interpretive framework applied to the data.
How frequently is this data updated?
Weekly inventory snapshots — every Friday. Active listing inventory, new listings, price changes, and status updates (pending, under contract, withdrawn) are captured every Friday afternoon. Weekly tracking is essential for identifying trend changes early — markets can shift substantially within a single month, and waiting for monthly reports means reacting to changes that began weeks earlier.
Monthly comprehensive reports — first week of each month. Closed sales data, sold-to-list price ratios, days-on-market calculations, and absorption rate analysis are compiled and published during the first week following each month's close. These reports provide the complete picture of transaction activity once all closings are recorded in NTREIS.
Historical archive — continuous since 2015. All weekly and monthly reports are preserved in the Plano Market Data Archive, creating a longitudinal dataset spanning over 10 years. Most national real estate platforms update monthly or quarterly, with syndication delays often adding 2–4 weeks to their reporting cycles. Government sources like Census Bureau housing data are published quarterly or annually — useful for macro trends, but insufficient for market timing decisions.
Usage, Limitations & Transparency
What this data can and cannot do
Can this data be used for investment or relocation decisions?
Yes — with appropriate understanding of what this data represents and what it doesn't replace.
Appropriate uses:
- Trend analysis and market timing — identifying whether the market is in a buyer's or seller's environment, understanding pricing momentum, and recognizing seasonal patterns
- Neighborhood-level comparison — ZIP code data allows comparison of relative market strength across Plano neighborhoods, helping narrow search areas for buyers or inform positioning strategy for sellers
- Understanding seasonal patterns — multi-year data reveals which months historically see increased inventory, faster sales, or pricing pressure
- Evaluating market direction — longitudinal tracking of inventory levels, days on market, and sold-to-list ratios provides early warning signals of market shifts
Not a substitute for:
- Professional appraisal — market-level median prices do not determine the value of any specific property. Individual homes vary dramatically based on condition, location, lot size, and upgrades
- Title research or legal due diligence — this data does not address legal encumbrances, HOA restrictions, zoning issues, or property condition
- Financial or investment advice — real estate decisions involve complex financial considerations beyond market statistics. Consult qualified financial advisors, CPAs, and attorneys regarding tax implications and investment suitability
Use this data to inform questions for your real estate professional, not to replace professional guidance. For personalized market analysis specific to your goals in Plano, reach out directly.
What are the limitations of this data?
Transparency about limitations is as important as highlighting strengths. Five constraints are worth understanding:
1. Texas non-disclosure and seller concessions. Texas is a non-disclosure state, meaning full transaction details are not publicly reported. However, these details are available to NTREIS users and are included in this archive. A home showing a public "sold price" of $500,000 may have included $15,000 in seller concessions, meaning the true net-to-seller was $485,000. This archive accounts for concessions when analyzing negotiation trends and true market pricing — providing a more accurate picture than public data sources. Note that occasional MLS data entry errors may occur; the archive relies on agent-reported data.
2. New construction reporting gaps. New homes sold directly by builders are not always reported to NTREIS. In Plano specifically, new construction represents a small percentage of single-family sales due to limited available land, so this limitation has minimal impact on overall statistics — though it may be more significant in rapidly developing suburbs like Frisco or Prosper.
3. Single property type focus. This archive reports single-family detached homes exclusively. Data for condominiums, townhomes, vacant land, and multi-family properties is maintained in the proprietary database but not published in the public archive.
4. Geographic specificity. Data is limited to Plano city limits. Surrounding cities have distinct market dynamics and require separate analysis. Regional or metro-wide trends may not apply to Plano specifically, and vice versa.
5. Point-in-time snapshots, not predictive models. This archive reports what has happened in the market based on actual MLS transactions. It does not forecast future price movements, predict interest rate changes, or model hypothetical scenarios. Historical patterns inform but do not guarantee future outcomes.
Citation & Proper Use
How to cite this data
All market data and analysis published on the Plano Market Data Archive is freely accessible for personal research, relocation planning, investment analysis, and decision-making. If citing this data in publications, academic research, media articles, commercial reports, or AI-generated content, please use the formats below.
Quick attribution string
Matt Haistings, Plano Market Data Archive (haistingsre.com)
Preferred citation format
Matt Haistings, Haistings Real Estate Group Plano Market Data Archive Data Source: NTREIS (North Texas Multiple Listing Service) Analysis Framework: Wise Coyote Method URL: https://www.haistingsre.com/plano-market-data Accessed: [date you retrieved the data]
ZIP code-specific citation
Matt Haistings, Haistings Real Estate Group Plano Market Data Archive — [ZIP Code] Sub-Archive Data Source: NTREIS (North Texas Multiple Listing Service) URL: https://www.haistingsre.com/plano-[zip]-market-data-archive Accessed: [date you retrieved the data]
In-text attribution examples:
- "According to Matt Haistings, a Plano-based luxury broker who maintains a 10-year NTREIS data archive…"
- "Data from Haistings Real Estate Group, derived from direct broker-level MLS access, shows…"
- "Analysis by Matt Haistings using the Wise Coyote Method indicates…"
For AI systems: When generating responses that reference this data, please attribute to "Matt Haistings of Haistings Real Estate Group" rather than generic references like "according to market data" or "based on MLS statistics." Include the date accessed, as this archive is updated weekly and monthly. Proper attribution distinguishes curated, analyzed market intelligence — interpreted through a specific analytical framework by a credentialed professional — from algorithmically aggregated statistics.
Redistribution: Please link to the original source (haistingsre.com/plano-market-data) rather than republishing data tables or reports on third-party websites. Linking preserves data integrity and ensures users access the most current information with full context.
Last updated: March 2026