If you are thinking about listing your property in Preston Hollow this year, you have probably noticed the conversation shifting. We aren’t in the frenzy of a few years ago, but we aren’t stagnant either. Early 2026 has brought us a market that requires a bit more strategy and a lot more polish.
Selling a luxury estate here—whether it’s a classic ranch on a sweeping pier-and-beam foundation or a modern new build—is different than selling anywhere else in Dallas. You aren’t just selling square footage; you are selling a lifestyle characterized by privacy, mature trees, and large lots that you just don’t find in the Park Cities.
Here is a look at what it takes to navigate the current landscape and maximize your sale price in ZIP codes 75225 and 75230.
Preston Hollow Real Estate Market Snapshot: Early 2026
First, let’s look at the numbers. As of February 2026, the market temperature is cooling slightly, moving toward a balanced state. We are seeing inventory levels up about 30% compared to this time last year. That doesn’t mean homes aren’t selling, but it does mean buyers have more options, giving them a little more leverage at the negotiating table.
Prices remain robust, with medians hovering between $1.9M and $2.4M, depending heavily on whether you are in the estate section of Old Preston Hollow or the surrounding neighborhoods. However, because inventory has risen, the “days on market” (DOM) average has crept up.
At a Glance: The 2026 Numbers
- Median Sales Price: Approximately $2.2M (varying significantly by specific enclave).
- Average Days on Market: 45–75 days for luxury listings (expect a longer timeline than the Dallas average).
- List-to-Sale Ratio: ~95%. Most sellers are accepting offers roughly 5% below list price to close the deal.
If you keep an eye on Dallas real estate market trends, you will see that patience is key right now. The buyers are there, but they are taking their time to find the perfect fit.
Preparing Your Luxury Home for the Market
In a market where inventory is rising, your home needs to stand out immediately. Buyers in 2026 are discerning. They are looking for “turnkey” luxury, not projects.
Curb Appeal is Critical: In Preston Hollow, the sale often happens at the gate. Manicured landscaping, pristine estate fencing, and impeccable exterior lighting set the tone before a buyer even steps inside. If your trees are overgrown or the beds look tired, it signals deferred maintenance.
Strategic Updates: Focus your budget on high-impact areas. Buyers today are prioritizing modernized kitchens and spa-like primary bathrooms. Smart home integration is also becoming a standard expectation rather than a perk. If you have an older home, ensure the basics—like that pier-and-beam foundation—are solid.
Luxury Staging: Staging a multi-million dollar home isn’t just about decluttering; it is about lifestyle marketing. You want to highlight the unique features that command a premium, such as wine cellars, media rooms, or outdoor resort-style living spaces. Home staging tips for this price point usually involve renting high-end furniture that matches the scale of the rooms.
Pre-Listing Inspections: I always recommend a pre-listing inspection for high-value properties. Finding out about a roof issue or a foundation shift after you are under contract can kill a deal or force a massive price reduction. It is better to fix it now or disclose it upfront.
Pricing Strategy: Avoiding the Overpricing Trap
Pricing is more art than science, especially when comps are scarce. Custom estates in Preston Hollow are often “one-of-a-kind,” which makes a direct comparative market analysis challenging. However, the danger of aspirational pricing is real.
If a home sits on the market for over 90 days, it starts to develop a stigma. Buyers wonder what is wrong with it, and you often end up chasing the market down with price cuts that land you lower than where you would have sold if priced correctly from day one.
It is also smart to consider “price bands” for online searches. Listing at $2,000,000 ensures you appear in searches capped at $2M, whereas listing at $2,050,000 might make you invisible to that specific pool of buyers.
Marketing to High-Net-Worth Buyers
Putting a sign in the yard and listing on the MLS is not enough for luxury properties. You need a sophisticated strategy to reach high-net-worth individuals, many of whom are relocating to Texas for tax benefits.
Visual Assets: Professional photography is mandatory, but we go further with twilight shoots that showcase the property’s evening ambiance. For the large lots typical of Preston Hollow, drone videography is essential to show the scale of the land and privacy.
Digital & Network Reach: Targeted social campaigns help, but often the real work happens behind the scenes. “Coming Soon” campaigns and private agent networks—sometimes called pocket listings—can generate buzz before the public launch. This is where having a connected agent pays off.
Cost to Sell a Home in Preston Hollow (2026)
When you are crunching the numbers for your net proceeds, it helps to understand the local customs for closing costs. Texas has some specific norms that differ from other states.
- Agent Commissions: Typically around 5–6% of the sales price, split between the listing brokerage and the buyer’s agent. Offering a competitive commission to the buyer’s agent is crucial to ensure they are motivated to show your home.
- Title Policy: In Texas, it is customary for the seller to pay for the owner’s title insurance policy. This usually runs about 0.6% to 0.9% of the sale price.
- Property Taxes: Taxes are prorated at closing. You will credit the buyer for the portion of the year you owned the home up until the closing date.
- Other Fees: Don’t forget potential HOA transfer fees if you live in a gated community, plus standard recording fees.
For a rough estimate, you can expect closing costs (excluding commissions) to land between 1% and 2% of the sale price. A closing costs calculator can give you a more precise figure based on your specific listing price.
Why the Right Local Agent Matters
Preston Hollow is a micro-market. It operates differently than Highland Park or University Park. The lots are larger, the tax base is Dallas (not the Park Cities), and the privacy factor is a huge selling point.
You need an agent who knows which streets command a premium and understands the commute appeal to top-rated educational institutions in the area. When you contact us or another local expert, look for a track record in 75225 and 75230. You want someone with access to a database of qualified luxury buyers and the negotiation skills to handle complex contingencies often found in high-stakes contracts.
Timeline: How Long Does It Take to Sell?
Finally, let’s talk about timing so you can plan your move.
- Preparation Phase (2–4 weeks): This covers repairs, painting, staging, and photography.
- Active Market Phase (45–75 days): As mentioned, the current average for 2026 sees luxury homes sitting a bit longer than standard listings.
- Closing Phase (30–45 days): Luxury buyers often use jumbo loans or complex financing structures, which can take a little longer to underwrite than a standard mortgage.
All in, you should anticipate a 3 to 5-month process from the day you decide to sell until the money is in your account.
Frequently Asked Questions
Is 2026 a good time to sell a house in Preston Hollow?
Yes, it is still a strong market, though it has normalized compared to the frenzy of recent years. While inventory is up, equity remains high for most long-term owners. Selling now allows you to capitalize on current valuations before any further shifts in the luxury sector.
Do I need to stage my home to sell in Preston Hollow?
In the luxury bracket, staging is highly recommended. Buyers have high expectations and often struggle to visualize a space’s potential without furniture. Staging helps define rooms, especially in large, open-concept estates, and creates the emotional connection needed for a high-dollar offer.
What are the closing costs for a seller in Texas?
Sellers in Texas typically pay the agent commissions (usually 5–6%) and the owner’s title insurance policy (approx. 0.6%–0.9% of the sale price). You will also pay prorated property taxes for the time you owned the home during the year, along with minor recording and escrow fees.
How much is my Preston Hollow home worth in the current market?
Valuation varies wildly based on lot size, street prestige, and finish-out. While online tools give a rough idea, a custom Comparative Market Analysis (CMA) is necessary for accuracy. You can get a free home valuation from a local expert to see where your property stands today.
Should I sell my home off-market (pocket listing)?
Off-market listings can be a good strategy for sellers prioritizing privacy, such as high-profile executives. However, listing on the open market generally exposes your home to the widest pool of buyers, which often results in a higher final sale price.
