Are home prices falling in Sachse, Wylie, Murphy and Lavon?
Not on paper. September 2026 medians held or rose in three of the four cities but price per square foot fell 6.4% in Sachse and seller concessions grew in Wylie and Lavon.
Every month I pull the closed sales for Sachse, Wylie, Murphy and Lavon straight from the MLS and every month I find the same thing. The headline number is the least useful number on the page.
September proved it again. Murphy's median price jumped 31%. Lavon's price per square foot rose 5.4%. Neither one means what it looks like. Meanwhile, in Wylie, more than half of sellers handed money back to the buyer at closing and the typical check grew 21%.
Here's what actually happened in each city and what I'd do about it.
The four cities at a glance
Single family homes, closed September 2025 vs. September 2026. Months of supply uses active listings on October 27, 2026 and September's sales pace.
Sachse: a flat median hiding a second month of per-foot decline
Sachse's median price barely moved, up 1.2% to $430,000. But the homes that sold were about 9% bigger than a year ago and price per square foot fell from $205.11 to $192.04. That's down 6.4%, right on the heels of a 6.9% per-foot drop in August.
Two months in a row is a pattern, not noise. On a 2,200 square foot home, $13 a foot is roughly $28,000.
Volume also slowed. Seventeen homes closed, down from 25 and total dollar volume fell 38%.
Still a two-speed market
Sachse keeps running at two speeds. Three homes went under contract in under 10 days, including a home in Original Town that sold in two days at full asking price. Three others took more than 180 days. One of those was a bank-owned foreclosure, so I set it aside, but a home in Hunters Ridge still sat 230 days and closed $35,000 under its original price.
Fewer concessions, bigger checks
Only 4 of 15 Sachse sellers paid a concession this September (one foreclosure and one record with a data entry error were excluded), down from 11 of 25. But the median check doubled, from $3,500 to $7,500. A home in Glen Meadow closed $2,000 over asking, then paid $14,000 at the table. The deed shows over list. The seller netted about 2.2% under it.
Wylie: faster sales, closer to ask, and a two percent check
Wylie's median price dropped 6.4% to $398,000 but the homes that sold were 7.7% smaller and builder closings (which skew larger) fell from 14 to 7. Per square foot, Wylie was essentially flat at $180.95, down 0.7%.
The good news for sellers is speed. Median days on market fell from 71 to 44 and 10 homes sold in 10 days or less. One in four homes sold at or above list price, up from about one in nine. The aggregate sale-to-list ratio climbed from 94.90% to 97.62%.
Now the other side. 32 of 59 Wylie sellers paid a concession, 54%, and the median check grew from $7,250 to $8,750. As a share of price, that's 2.08%, exactly where it was in August. Two percent is starting to look like the standing cost of selling in Wylie.
A home in Rustic Oaks closed $10,000 over its $350,000 list price, then paid $10,000 back. A home in Sage Creek sold in five days with a $26,000 concession, about 8% of the price.
Murphy: the 31% gain isn't real but sellers got their price
Murphy's median price rose from $497,500 to $650,000. The median home sold was also 29% bigger, 3,465 square feet versus 2,695. Per square foot, Murphy was flat: the median fell 2.2% and the average rose 2.1%. With only 15 sales, the median swings with whatever size homes happen to close.
The real story is sale-to-list. Last September, none of 14 Murphy homes sold at or above asking. This September, 7 of 15 did, and the aggregate ratio hit 99.45%. Two homes in Maxwell Creek North sold within a week for $31,000 and $50,000 over list and a home in Eagle Glen sold in eight days for $52,000 over. Five of the 15 sales were in Maxwell Creek North.
Concessions stayed the smallest of the four cities, a median of $5,150, about 0.76% of price.
The thing to watch is supply. Murphy went from 61 active listings and 2.9 months of supply in early September to 68 listings and about 4.5 months now, partly because sales slowed from 21 in August to 15.
Lavon: builders sold less, charged more and paid more
Lavon closings fell 47%, from 79 to 42, and almost all of that was builders. Builder sales dropped from 72 to 28, while resales doubled from 7 to 14.
On paper, the median price per square foot rose 5.4% to $171.93, a reversal from August's 7.4% decline. The average barely moved (+0.6%), and the split explains why. New builds closed at a median of $176.88 per square foot, up almost 10% from a year ago. Resales closed at $145.99, about 17% less per foot than new construction on similar-size homes.
Then look at the incentives. Builders who paid a concession paid a median of $15,200, up 52% from $10,000. In the newer Hillstead community, all seven builder sales paid a concession, with a median of $20,000 and one at $40,000. Builders are holding list prices to protect their comps and making the deals work at the closing table. The real cost of a Lavon new build didn't rise nearly as much as the sticker did.
What this means for sellers
Price to per square foot, not the median. Sachse is down about 6% per foot two months running. Wylie and Murphy are flat. A number built on last spring's comps is probably high.
Budget for concessions before you list. In Wylie, plan on about 2%. In Lavon, you're competing with builder incentives that often run $15,000 to $20,000.
Win the first two weeks. In every city, the well-prepared, correctly priced homes sold in days, often at or above list. The rest sat for months and still paid concessions.
Lavon resellers: know the gap. Resales closed about $30 a foot under new builds. Price against the builder's real number, after incentives.
What this means for buyers
Ask for the concession. More than half of Wylie sellers paid one. In Lavon, get every builder's incentive in writing, in dollars.
Use the supply. Sachse and Lavon are both above five months of supply heading into the holidays. Homes listed 60 days or more are where you have room.
Move fast on the right house. The well-priced homes in Murphy's Maxwell Creek North and Wylie's quicker neighborhoods sold in under a week.
Compare total cost. A Lavon resale at $146 a foot with a finished yard may beat a new build at $177 a foot, even after incentives. Ask about any PID assessment too.
What's happening around town
Sachse: Chick-fil-A at The Station is still under construction with no announced opening date. The council appointed a bond committee to weigh a possible May 2027 bond; the project wish list tops $100 million, against about $55.5 million the city can take on without raising the tax rate. Oak Grove Plaza, the Kroger center at SH 78 and Bunker Hill, sold to Brixton Capital, which may add a pad site.
Wylie: Costco filed state construction paperwork in September for a roughly 165,000 square foot warehouse on FM 544, and Trader Joe's confirmed its Wylie store. The city adopted a tax rate of 59.6554 cents per $100, up from 54.3438 cents, and a $90.5 million bond is on the November 3 ballot.
Murphy: Council adopted a tax rate of 36.1832 cents per $100 on a 5 to 2 vote. Burlington is still listed as coming soon on FM 544, and Nordstrom Rack now looks like a 2027 opening.
Lavon: Council approved the first reading of a data center moratorium on October 20; it isn't in effect yet. The adopted tax rate of 43.3807 cents sits below the no-new-revenue rate. A Whataburger is planned at SH 78 and Burnett Drive, and the Walmart Supercenter at Heritage Square is still targeted for 2029.
Frequently asked questions
Is now a good time to sell a house in Sachse?
It can be, if you price to today's per-square-foot numbers. Sachse per-foot prices are down about 6% from a year ago for two straight months, and there are roughly 5.6 months of supply, so homes priced to last year's comps are sitting while correctly priced homes still sell in under 10 days.
How much do sellers pay in concessions in Wylie, TX?
In September 2026, 54% of Wylie sellers paid a concession, with a median of $8,750, or about 2.08% of the sale price. That share was the same in August 2026.
Are new construction incentives getting bigger in Lavon?
Yes. Lavon builders who paid a concession in September 2026 paid a median of $15,200, up from $10,000 a year earlier, and some Hillstead sales included $30,000 to $40,000 in incentives.
If you found this useful, read these next
The Five Numbers I Look At Before I Tell You What We Should List Your House For. If per-foot pricing in Sachse has you rethinking your list price, this walks through exactly how I build a pricing recommendation.
Your 11-Month Builder Warranty Walkthrough Is About to Expire. If you bought new in Lavon or Wylie, read this before your builder warranty window closes, especially if you're thinking about reselling.
Want the numbers for your street?
These are city-wide numbers. Your street, your square footage and your competition are what set your price. If you're thinking about buying or selling in Sachse, Wylie, Murphy or Lavon, visit MartenTeam.com or call Jeanie Marten Real Estate at 972-414-0719 to book a consultation.
Data sourced from NTREIS MLS (Matrix), single family residential closed sales, September 1 to 30, 2025 and 2026; active listings as of October 27, 2026. Seller concessions from the Slr Paid field of each closing's full MLS record. Information deemed reliable but not guaranteed. Local news from the City of Sachse, Sachse News, City of Wylie, Collin County Elections, CultureMap Dallas, Murphy Monitor, Murphy EDC, City of Lavon, TX Local Weekly and TDLR project filings.
