{
  "schemaVersion": "1.0.0",
  "title": "Fewer listings and seller pricing: eight selected DFW counties",
  "period": "2026-08",
  "comparisonPeriod": "2025-08",
  "analysisDate": "2026-09-05",
  "analysisBy": "Mayshore Realty",
  "sourcePublisher": "Realtor.com® Economic Research",
  "cohort": "MLS-listed residential for-sale homes: single-family and condo/townhome, all price bands; new construction only where supplied by the MLS.",
  "countySourceUrl": "https://econdata.s3-us-west-2.amazonaws.com/Reports/Core/RDC_Inventory_Core_Metrics_County.csv",
  "countySourceSha256": "4997ef2054c11313d81eb3d5929699744423b92ee3cb1970ebc006dbfeac474e",
  "metroSourceUrl": "https://econdata.s3-us-west-2.amazonaws.com/Reports/Core/RDC_Inventory_Core_Metrics_Metro.csv",
  "metroSourceSha256": "8fe18df39e1d05cd0f877407be02577b92f114fcbffe50281451e78061aad9f8",
  "sourceDefinitionsUrl": "https://www.realtor.com/research/data/",
  "selection": "Collin, Dallas, Denton, Ellis, Johnson, Kaufman, Rockwall and Tarrant counties. These eight existing report counties do not constitute the complete CBSA 19100 metro.",
  "unitOfAnalysis": "One county aggregate per month, with equal weight per county in the counts. County counts are not shares of homes, sales, buyers or the metro.",
  "sourceFields": {
    "activeListingsYearOverYear": "active_listing_count_yy",
    "medianAskingPriceYearOverYear": "median_listing_price_yy",
    "medianDaysOnMarket": "median_days_on_market",
    "medianDaysOnMarketYearOverYear": "median_days_on_market_yy",
    "priceReducedShare": "price_reduced_share",
    "priceReducedShareYearOverYear": "price_reduced_share_yy"
  },
  "units": {
    "yearOverYearChanges": "fractions, except price-reduced-share changes, which are fraction points",
    "medianDaysOnMarket": "days",
    "priceReducedShare": "fraction",
    "collinReductionShareAboveMetroPercentagePoints": "percentage points"
  },
  "calculations": {
    "lowerInventoryCountyCount": "Count county rows where active_listing_count_yy < 0; denominator is all eight selected counties.",
    "lowerAskingPriceAmongLowerInventoryCount": "Count rows where active_listing_count_yy < 0 AND median_listing_price_yy < 0; denominator is the 7 lower-inventory counties.",
    "longerDurationAmongLowerInventoryCount": "Count rows where active_listing_count_yy < 0 AND median_days_on_market_yy > 0; denominator is the 7 lower-inventory counties.",
    "increasedReductionShareCountyCount": "Count county rows where price_reduced_share_yy > 0; denominator is all eight selected counties.",
    "collinReductionShareAboveMetroPercentagePoints": "100 × (Collin price_reduced_share − independent metro price_reduced_share).",
    "collinMedianDurationAboveMetroDays": "Collin median_days_on_market − independent metro median_days_on_market."
  },
  "limitations": [
    "This is a descriptive comparison from one source vintage, not a test of causation or a forecast.",
    "Asking-price changes describe changing listing pools, not repeat-sale appreciation or achieved prices.",
    "The source reports price-reduced share directly. Its property-level denominator is unavailable in these aggregate rows; dividing reduced-count by active-count does not reproduce this measure and is not used.",
    "Median listing duration cannot establish how many homes have been listed for six months or how long a specific property will take to sell.",
    "These all-price-band aggregates cannot measure luxury sales, concessions, relisting outcomes or the effect of a price reduction on a completed sale."
  ],
  "summary": {
    "selectedCountyCount": 8,
    "lowerInventoryCountyCount": 7,
    "lowerAskingPriceAmongLowerInventoryCount": 5,
    "longerDurationAmongLowerInventoryCount": 3,
    "increasedReductionShareCountyCount": 4,
    "collinReductionShareAboveMetroPercentagePoints": 2.99,
    "collinMedianDurationAboveMetroDays": 2
  },
  "counties": [
    {
      "county": "Collin County, Texas",
      "fips": "48085",
      "period": "2026-08",
      "activeListingsYearOverYear": -0.0137,
      "medianAskingPriceYearOverYear": -0.0095,
      "medianDaysOnMarket": 60,
      "medianDaysOnMarketYearOverYear": 0.0345,
      "priceReducedShare": 0.305,
      "priceReducedShareYearOverYear": -0.0168
    },
    {
      "county": "Dallas County, Texas",
      "fips": "48113",
      "period": "2026-08",
      "activeListingsYearOverYear": -0.0305,
      "medianAskingPriceYearOverYear": 0.0003,
      "medianDaysOnMarket": 58,
      "medianDaysOnMarketYearOverYear": 0.0175,
      "priceReducedShare": 0.2679,
      "priceReducedShareYearOverYear": -0.0139
    },
    {
      "county": "Denton County, Texas",
      "fips": "48121",
      "period": "2026-08",
      "activeListingsYearOverYear": -0.0059,
      "medianAskingPriceYearOverYear": 0,
      "medianDaysOnMarket": 59,
      "medianDaysOnMarketYearOverYear": 0.0172,
      "priceReducedShare": 0.2884,
      "priceReducedShareYearOverYear": 0.0034
    },
    {
      "county": "Ellis County, Texas",
      "fips": "48139",
      "period": "2026-08",
      "activeListingsYearOverYear": 0.037,
      "medianAskingPriceYearOverYear": 0.0401,
      "medianDaysOnMarket": 60,
      "medianDaysOnMarketYearOverYear": -0.0625,
      "priceReducedShare": 0.2887,
      "priceReducedShareYearOverYear": 0.0481
    },
    {
      "county": "Johnson County, Texas",
      "fips": "48251",
      "period": "2026-08",
      "activeListingsYearOverYear": -0.0999,
      "medianAskingPriceYearOverYear": -0.0585,
      "medianDaysOnMarket": 61,
      "medianDaysOnMarketYearOverYear": -0.0469,
      "priceReducedShare": 0.2696,
      "priceReducedShareYearOverYear": 0.0013
    },
    {
      "county": "Kaufman County, Texas",
      "fips": "48257",
      "period": "2026-08",
      "activeListingsYearOverYear": -0.0665,
      "medianAskingPriceYearOverYear": -0.0147,
      "medianDaysOnMarket": 65,
      "medianDaysOnMarketYearOverYear": -0.0845,
      "priceReducedShare": 0.2427,
      "priceReducedShareYearOverYear": -0.0275
    },
    {
      "county": "Rockwall County, Texas",
      "fips": "48397",
      "period": "2026-08",
      "activeListingsYearOverYear": -0.0435,
      "medianAskingPriceYearOverYear": -0.02,
      "medianDaysOnMarket": 64,
      "medianDaysOnMarketYearOverYear": -0.1111,
      "priceReducedShare": 0.3012,
      "priceReducedShareYearOverYear": 0.0155
    },
    {
      "county": "Tarrant County, Texas",
      "fips": "48439",
      "period": "2026-08",
      "activeListingsYearOverYear": -0.0726,
      "medianAskingPriceYearOverYear": -0.0003,
      "medianDaysOnMarket": 51,
      "medianDaysOnMarketYearOverYear": -0.0377,
      "priceReducedShare": 0.2688,
      "priceReducedShareYearOverYear": -0.0164
    }
  ],
  "metroComparison": {
    "name": "Dallas-Fort Worth-Arlington, TX",
    "cbsa": "19100",
    "period": "2026-08",
    "medianDaysOnMarket": 58,
    "priceReducedShare": 0.2751
  }
}