Published October 7, 2026 in Market Update

Richardson is still split, and the north side is moving differently

By Janet ODell

Real estate, Richardson

Honestly, I think the most important thing to know about Richardson right now is this: there is no single Richardson market. The Federal Housing Finance Agency reported U.S. prices rose 2.6% year over year through July 2026. But in Richardson, the Real Estate Data Aggregator counted three ZIP codes that each did something different in the three months ending August 31, 2026. One was up 3.8%. One was flat. One was down 2.6%. If you price or plan by the city as a whole, you're working with the wrong number.

The north side (75082): prices up, buyers moving faster

ZIP 75082 is the Collin County side of Richardson, and it's the one doing the most work right now. The Real Estate Data Aggregator counted 57 homes sold there in the three months ending August 31, 2026, up 5.6% from the same stretch in 2025. The median sale price came in at $588,000, up 3.8% year over year. That's the strongest price growth in the city.

That jump in homes selling above list, up 12.1 points in one year, is the detail I'd watch. The Real Estate Data Aggregator also counted 36.4% of homes going under contract within two weeks of listing. That's up 7.8 points from a year ago. Buyers in 75082 are deciding faster than they were.

The middle (75080): prices dipped, but demand held

ZIP 75080 sits mostly in Dallas County. The Real Estate Data Aggregator counted 132 homes sold there in the three months ending August 31, 2026. That's the highest volume of any Richardson ZIP, but it's down 9.6% from a year ago. The median sale price came in at $490,000, down 2.6% year over year. That dip is real. But a few other signals are worth knowing.

Supply shrank 21.3% in 75080, per the Real Estate Data Aggregator. Fewer homes for sale, and sellers are still getting 98.2 cents on the dollar. The price dip likely reflects what sold, not a collapse in demand. I'd look closely at the specific street and home type before drawing a conclusion here.

The south side (75081): flat prices, more competition

ZIP 75081 is where the story gets harder for sellers. The Real Estate Data Aggregator counted 84 homes sold in the three months ending August 31, 2026, down 21.5% from a year ago. That's the steepest sales drop in the city. Median sale price held at $425,000, unchanged year over year. But supply grew 9.8%, and months of supply climbed to 4.5 months, up 1.3 months from a year ago.

More supply, fewer closings, and a lower sale-to-list ratio. That's a buyer-friendly setup. If you're selling in 75081, pricing sharp from day one matters more than it did a year ago. Only 25.5% of homes went under contract within two weeks of listing, per the Real Estate Data Aggregator. That's down 4.1 points.

How the three ZIPs compare side by side

What's happening nationally, and why it matters here

The Federal Housing Finance Agency reported U.S. prices rose 2.6% year over year through July 2026. Richardson's 75082 beat that. Its 75080 fell below it. Its 75081 sat flat. The national number is a rough average of millions of sales. It does not tell you what your block did.

Zillow reported mortgage rates ended at 7.28% as of October 6, 2026, the highest reading since November 2023. Realtor.com reported that 20.8% of listings nationally took a price cut in September 2026, the highest share since October 2022. Both of those facts put more pressure on sellers who overprice. In a market where buyers are watching rates that closely, the first price you set matters.

One practical tip buyers often don't think to ask about: Richardson straddles the Collin County and Dallas County line, and that changes your tax picture. The county your specific address falls in affects your property tax rate. Check the county for the exact address before you run your numbers, not just the city name.