Median sold price moves with the mix of homes that happened to close, not only with value. A quarter heavy on new construction can lift the median while resale values stay flat.
Months of inventory is the cleanest read on leverage. Under roughly three months favors sellers, three to six is balanced, and above six shifts negotiating power to buyers.
Sold-to-list ratio tells you how disciplined pricing has been. When homes close near asking, list prices are realistic; when the ratio drops, sellers are starting high and correcting later.
Days on market only means something inside a price band. Entry-level homes in Sachse can move in a week while the top bracket takes two months, and a citywide average hides both.
Ask for the report at the subdivision level. Regional numbers are interesting; your street's numbers are actionable.
