Plano Sets Another Record. The Monthly Number Still Isn't the Story.

The Record Moved Again. So Did the Excuse for Ignoring It.

June closed at a $595,000 citywide median — Plano's second consecutive all-time high, edging past May's revised final of $585,000. The driver this time wasn't broad-based appreciation. It was composition: an unusually strong run of closings above $1,000,000 pulled the median up, the same statistical effect that pulled it down back in Q1 when entry-level sales were overrepresented.

A month ago, national outlets were citing a roughly 5% year-over-year decline in Plano's typical home value — a real number, built on a real comparison, that told an incomplete story. Run that same trick in the other direction and June's median is up 12% year-over-year over June 2025's $531,000. While that’s technically accurate, it’s also not the market's real trajectory. A single month can be pulled sharply in either direction depending on which price segment happened to have the most closings that month, which is exactly why this report exists instead of a headline number.

The chart below shows over a decade of monthly sold data, through two records in two months. Neither the correction story nor the boom story survives contact with the full trend line.

The Numbers That Need Context

A few figures in that table will look like outliers without a second look.

75093 — the ZIP carrying the record. A $910,000 median on 48 sales, up 23% in volume and 8% in price year-over-year, with the highest price-per-square-foot in the city at $264. This is where June's $1M+ activity was concentrated, and it's the single biggest driver of the citywide number moving the way it did.

75025 — the volume story nobody's talking about. 43 sales, up 48% year-over-year — the largest volume increase in Plano. Median price rose a modest 8% to $608,000. This isn't a headline-grabbing ZIP, but it quietly posted the most consistent growth story in the city this month.

75024 — more sales, lower median. Volume up 40%, median down 11% to $656,250. With sold-to-list at 98.3% and 13 median days on market, this reads like last month's East Plano story in reverse: more transactions at the bottom of this ZIP's range pulled the median down without signaling softer underlying values.

Notable Transaction — 6805 Mulhouse Court

Fourteen days on market for a $3,750,000 estate in Normandy Estates — one of my favorite streets in Plano.

This home is located in Normandy Estates which has a special appeal for its prime location, guard-gated privacy and modern floor plans and finishes. It’s no surprise this home was snatched up quickly. A luxury buyer, looking in a specific neighborhood or home style must be ready to move when the right property hits the market.

Halfway Through 2026. Here's Where Plano Actually Stands.

Six months in, Plano has closed 1,105 homes — essentially flat against 2025's 1,134 through the same period, a 2.6% gap that's a rounding error compared to the swings we were tracking back in March. Q1 underperformed 2025 while Q2 outperformed it. However, both years are running below the 10-year monthly average pace, which isn't a red flag on its own; it reflects a market that's settled into a slower, more selective rhythm against an average that includes some significant boom years.

In dollar terms, Plano has moved $704.5 million in single-family real estate through June, down 5.1% from 2025's $742.0 million — a slightly wider gap than the unit-count comparison, since fewer mid-market transactions ($355.6M, down 7.8%) carry more weight in dollar terms than they do in home counts.

The luxury tier is the one segment where the unit count and the dollar figure tell different stories. Luxury sales ($1.5M+) are up 28.6% year-over-year — 45 sales through June 2026 compared to 35 the year prior. But luxury dollar volume is actually down 5.9%, from $101.0M to $95.1M — the gap comes down to one $16M sale in Spring 2025 that inflated last year's total. Strip that outlier out and the more sales, lower average pattern reflects a widening base of buyers at the entry point of luxury, not a shrinking one. Luxury still holds its usual outsized footprint: 4.1% of transactions accounting for 13.5% of total dollar volume.

Inventory

Supply across price tiers looks more balanced than the month’s record-setting prices might suggest.

Entry-level, below $400K, sits at 1.8 months — still a tight seller's market. Mid-market ($400K–$750K) and high-end ($750K–$1.5M) have converged to nearly identical readings, 3.7 and 3.6 months respectively, both representing a balanced market. Luxury ($1.5M+) is the tightest of the upper tiers at 3.2 months.

Sellers and buyers alike will feel these levels of supply. In a balanced market, no one has the upper hand. Buyers see more options and have some time to decide, but a 98.6% sold vs list ratio shows they’re not able to negotiate much. Sellers feel the effects of more competition, having to wait longer for an offer, potentially reducing their list price to entice a buyer while still ending up with a profitable sale.

What I'm Watching

This is the chart I flagged back in May: net new listings have outpaced purchase contracts in all but a handful of weeks since April, and that gap held through most of June. Cumulative net new listings through Week 27 total 1,381 against 1,243 purchase contracts — a persistent surplus that's been building active inventory all spring and into summer.

This is the parallel I've been tracking against 2025, when inventory built through spring and peaked in mid-July before contracts caught up and buyers began absorbing the surplus inventory. The pattern this year looks similar — whether the timing lines up the same way is the question July's report needs to answer.