Taylor Dasch

54% of Temple, TX listings have cut their price. Sounds like a buyer's market. It only is in half the cases.

I pulled the Temple MLS on May 14. There are 856 active listings, 459 of which have had at least one price reduction. But the homes that actually close are closing within 4% of the original list price.

That means there are two completely different pools of homes on the market:

— The reducer pool: sellers who priced ambitiously, sat 30+ days, then dropped. These have real negotiation room.

— The closer pool: homes that move within a few weeks at near-list. Press hard on these and you'll lose the property to the next buyer.

Knowing which pool a specific Temple home falls into — and how to tell at a glance — is the entire game right now.

Message me if you want the breakdown by price band and Temple neighborhood.

Legacy Ranch is Temple, TX's quiet luxury enclave. Gated, custom builds, specific buyer profile, and a price tier most people don't realize exists in our market. Honest snapshot.