How Far Are Accepted Offers Trending from List Price in My Neighborhood?

When it comes to pricing, everyone wants to know the same thing: “How much are homes really selling for compared to list?”

Across Lubbock County, accepted offers are averaging between 97% and 99% of list price—but that gap shifts depending on your price range and neighborhood.

Here’s what the numbers say right now:

• Homes under $325,000—especially in Cooper and Frenship ISD—are often selling at or just above asking price when presented well.

• Homes between $400K and $550K average around 98% of list.

• Higher-end homes over $600K may see offers closer to 95–97%, especially when competing with new construction or homes offering builder incentives.

This isn’t a sign of decline—it’s a sign of normalization. The market is balanced again, rewarding accuracy over ambition. The first ten days on market still matter most: listings priced right from the start capture attention, while those that start high tend to chase buyers down later.

If you’re a seller, understanding your neighborhood’s true list-to-sale spread is key. Pricing too aggressively can cost you time and leverage, while pricing strategically can bring multiple offers and stronger terms. I pull live data for each client—active, pending, and sold—to pinpoint where offers are actually landing.

If you’re a buyer, knowing this spread gives you power. Some neighborhoods still sell near full price; others leave room for negotiation. A strong offer isn’t just about price—it’s about timing, structure, and reading the competition.

In today’s market, both sides benefit from precision. Overpricing kills early momentum. Underpricing leaves money on the table. But pricing in line with what buyers are truly offering? That’s where deals close.

I track Lubbock’s list-to-sale ratios weekly by zip code, so my clients always know where they stand before listing or writing an offer. It’s one of the simplest—and smartest—ways to move confidently in this market.

Because in Lubbock, the smartest deals aren’t the biggest discounts—they’re the best alignments.

— Insights from Tess Hernandez, Realtor | Reside Real Estate