What the current numbers tell a Plano seller

Collin County listing figures include places outside Plano. Days on market for those listings is not the same measure as days to sell for closed Plano homes.

Collin County had 4,951 active listings in September 2026, compared with 4,978 a year earlier (FRED, September 2026). Inventory and listing time are roughly level with a year earlier. The larger change is in the national mortgage average, which affects a financed buyer’s payment.

Plano closed-sale MLS data is not available here. Kaitlin Lovern can review current Plano MLS data and homes a buyer could reasonably compare with yours. A neighborhood, property type, size, condition and price range can change which listings matter. Look at active competition, recent comparable closings and properties that did not sell, alongside the limitations of each comparison. The county median moved from 63 to 65 days, a difference of 2 days.

How to price for the market in front of you

Kaitlin Lovern can help you price the whole package: location, condition, layout, presentation and price. A home that needs work may compete with a renovated home, but the comparison needs to account for the differences. Walk through the property with your agent before setting a number. Identify repairs worth considering, items to disclose and improvements you would rather leave to the next owner.

Look at comparable sales as well as active listings. A closed sale shows an agreement that reached the finish line; an active asking price shows what a competing seller is requesting. Review how closely each home matches yours and when it sold, then set a price with a plan for reviewing feedback and activity. The TREC resale contract includes a choice of whether the buyer or seller pays for the owner’s title policy (TREC, resale contract, form).

Keep the proceeds calculation separate from the headline price. An offer can include requested concessions, repairs, financing conditions and a closing date that affects your costs. Compare what you may walk away with and how certain the terms are, rather than choosing on price alone. The TREC resale contract includes a line for seller contributions toward buyer expenses (TREC, resale contract, form). Our guide to what your Plano home may be worth explains how a property-specific assessment fits into that decision.

For example, on a $400,000 loan over 30 years, principal and interest at 7.24% is about $2,726 a month, compared with about $2,442 at 6.17%, a difference of about $284. This uses the Freddie Mac national averages cited above, assumes a fixed rate and excludes taxes, insurance and other costs. A buyer facing that payment difference may reconsider the price range that fits the monthly budget.

How November and winter can change your plan

Kaitlin Lovern can help fit your listing schedule around your move and the realities of showing a home in winter. In Realtor.com listing data published by FRED, Collin County’s median days on market was 41 days in April 2026 and 73 days in December 2025 (FRED, Realtor.com data).

The same source’s active-listing series counted 4,516 county listings in November 2025 and 3,760 in December 2025, compared with 5,346 in July 2026 (FRED, Realtor.com data). That is a historical difference in listing supply.

If you list around holidays, coordinate showing availability before the home goes live. Decide how much notice you need, when the house can be photographed, and how to keep entryways, lighting and outdoor areas welcoming. A flexible plan can protect family time while allowing interested buyers to see the home. If you prefer to wait, use that time deliberately for repairs, decluttering and a fresh pricing review closer to launch.

For a broader look at seasonal tradeoffs, read the best time of year to sell in North Dallas. The county median was 41 days in April 2026 and 73 days in December 2025, a 32-day difference.

What does waiting cost?

Kaitlin Lovern can help you compare the benefit of waiting with the cost of keeping your Plano home. List the expenses you expect to keep paying: mortgage interest, property taxes, homeowners insurance, utilities, maintenance and any association dues. Add the cost of work needed to keep the property ready for sale. If the home will be vacant, ask your insurer about the coverage that applies to your situation.

Separate principal repayment from interest when you review a mortgage payment. Principal may change your loan balance and equity; it is not the same expense as interest. Ask your lender for a current payoff amount and use an estimated seller net sheet to compare a sale now with a later date. Estimates should show their assumptions for price, payoff, transaction costs and the period you keep the property. The TREC resale contract lists lien releases and deed preparation among seller expenses (TREC, resale contract, form).

There can be a reason to wait: you may need time to complete a necessary repair, build savings for the move, settle a family decision or prepare the next home. Compare that benefit with the cost and risk of staying. Plano ISD’s 2026 tax rate is $1.03275 per $100 of taxable value (Plano ISD Board Briefs, 2026). Other taxing units, exemptions and your property’s taxable value also affect the bill. Insurance, interest and other expenses add to the cost of waiting. See the Plano ISD board briefs and the cost to sell a house in Plano for the broader proceeds calculation.

Equity, your move date and your next purchase

Kaitlin Lovern works with move-up sellers and downsizing clients, and the reason for your move belongs at the center of the timing decision. Are you changing jobs, downsizing or trying to coordinate a purchase? Write down the date you need to be in your next home and whether that date has flexibility. Work backward to allow for preparation, showings, negotiation and the contract period. None of those steps has a guaranteed duration.

Next, estimate equity by comparing a realistic range of potential proceeds with the mortgage payoff and other amounts due. Equity is not the same as cash available after closing. Selling expenses and any agreed buyer concessions can reduce the amount available for your next down payment. Under the TREC resale contract, brokerage compensation is negotiable and addressed in separate written agreements (TREC, resale contract, form). Your lender and closing professionals can help you refine the figures for your situation.

If you are buying as well as selling, ask a lender to model your next payment with taxes and insurance, and discuss whether you need proceeds from the sale to qualify or close. Consider what happens if the purchase and sale dates do not line up. Temporary housing, storage or a negotiated arrangement may be options, depending on the parties and the contracts. Build a backup plan before a deadline makes the choice for you. The TREC resale contract provides for prorating taxes and regular dues through closing (TREC, resale contract, form).

Plano and McKinney are separate markets, even when your move connects them. If you are comparing the two, see whether now is a good time to sell in McKinney, then compare current data for each property. Allow for the county’s 65-day median listing time in September 2026 when you work backward from your move date, while leaving room for your own home’s circumstances.

Frequently asked questions