Dallas HousingGauge — July 20, 2026 | YELLOW 46

Welcome to the Dallas HousingGauge, your weekly local market report for the week of July 20, 2026.

Here is the headline. Dallas's HousingGauge score is 46 out of 100, which puts the market in the YELLOW zone. Conditions have weakened over the past three months, and financing remains expensive.

Three developments stand out this week.

First: Score down 12 points over 13 weeks. The score moved from 58 to 46 over the past 13 weeks, driven mainly by Supply & Buyer Leverage (−3.8 points).

Second: Mortgage rates up 0.25 points in three months. The 30-year fixed rate averages 6.55%, versus 6.30% three months ago.

Third: Median price up 3.7% from a year ago. The median sale price is $485,000; adjusted for inflation, prices are 0.3% higher than a year ago.

Now, what is behind the score?

Mortgage Conditions scores 33 out of 100. The 30-year fixed rate averages 6.55%, up 0.49 percentage points over six months. Financing remains expensive, limiting affordability for leveraged buyers.

Supply & Buyer Leverage scores 58 out of 100. Inventory is 8.8% lower than a year ago (4,373 active listings), with 4.5 months of supply. Homes take a median 42 days to sell at 97.3% of list price, and 38.8% of listings have had a price cut. Negotiating leverage is fairly balanced between buyers and sellers.

Monetary Conditions scores 61 out of 100. The real policy rate is 1.24%, 0.15 points above the estimated neutral rate (r-star) of 1.09% — a near neutral stance. The fed funds rate is unchanged over six months.

Demand Trend scores 43 out of 100. Pending sales are 4.6% lower than a year ago and closed sales are 0.3% lower. Days on market are 7.7% longer than a year ago. Buyer demand has softened.

Valuation & Affordability scores 40 out of 100. The median home costs 6.9 times the median household income. Principal and interest on a typical purchase would take 42.0% of that income at current rates. Inflation-adjusted prices are 0.3% higher than a year ago. Prices are stretched relative to local incomes.

Local Economy scores 59 out of 100. Local unemployment is 4.1% and employment is up 0.3% year over year. The local job market is steady.

Rental Economics scores 27 out of 100. A year of median rent equals 3.9% of the median price (a price-to-rent ratio of 25.4). Rents are up 0.2% year over year. Rental yields are thin relative to prices.

The score is down 4 points from last week's report (50 to 46). Over 13 weeks it is down 12 points, from 58 to 46. The largest contributors were Supply & Buyer Leverage (−3.8 points) and Monetary Conditions (−3.6 points).

So what would move Dallas into the green? It is 23 points away, which would take a broad shift in conditions. Even these changes together would add only about 18 points: 30-year mortgage rate falls below 5.40% (now 6.55%); pending sales grow more than 10.5% year over year (now −4.6%); the Fed cuts more than 0.75 pts over six months (now −0.01 pts); policy gap (real policy rate minus r-star) narrows below −1.00 pts (now +0.15 pts); months of supply rises above 6.5 months (now 4.5 months); and mortgage rates fall more than 0.35 pts over three months (now +0.25 pts).

And what could make conditions worse? Any one of these could push the score down a status level: 30-year mortgage rate rises above 7.10% (now 6.55%); pending sales fall more than 12.5% year over year (now −4.6%); the Fed raises rates more than 0.50 pts over six months (now −0.01 pts); and policy gap (real policy rate minus r-star) widens above +0.90 pts (now +0.15 pts).

That is the Dallas HousingGauge for this week. The HousingGauge score describes market conditions. It is not a recommendation to buy or sell, and it is not individualized financial advice. For charts, sources and the full methodology, visit housinggauge.com. Thanks for listening.