A Dale home is worth what a buyer pays, and in the three months ending October 15, 2026 homes sold for $196 a square foot, while homes for sale ask a median $228, a different mix of homes from the ones that sold. In my read, neither is the number for your home, whether it sits in Los Milagros or Forister Ranch, because a buyer pays for the home in front of them. A walkthrough is where a number for your home comes from.
Sources: Unlock MLS, pulled October 16, 2026; Caldwell County Appraisal District for the parcel record.
19 Dale homeowners have trusted my real estate team to sell their home, and that count doesn’t include a single buyer we’ve represented. Everything on this page comes from the same MLS record we used to price those homes.
What these numbers mean if you are selling is on Selling in Dale, TX? What resales from Los Milagros to Forister Ranch face, and every number on this page is also broken out in the tables on What can a Dale seller learn from 78616 numbers when few homes close?
Last updated October 16, 2026. Sales data covers the 90 days ending October 15, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 16, 2026.
In my read, they differ because different homes sold. The median sale price was $354,500 over the last three months and $320,000 over the twelve months, and the typical home that sold in the latest quarter had 1,844 square feet of living area.
Resales alone had a median of $327,500 and sold for $207 a square foot. A buyer in Los Milagros or Forister Ranch pays for the home in front of them, and neither number describes that home.
Price per square foot steadies the comparison because it removes house size. The chart below shows what resales sold for per square foot.
Over the year, buyers paid a little less per square foot: $195 across the past twelve months, against $199 across the twelve months before, down 2.0%.
The median sale price shows it too, at $320,000 against $325,000, down 1.5%.
In my read, a town figure like this describes a mix of homes and says little about one particular street. How many homes closed in those periods is on Selling in Dale, TX? What resales from Los Milagros to Forister Ranch face
Builders ask a median $465,542, or $249 a square foot, and resale listings ask $221 a square foot. The two kinds of seller are pricing in different places.
Builder asking prices spread widely, so that median fits no one house. In my read, a builder home belongs beside a resale only if the two are close in price and sit in the same community.
Only 2 new builds closed in the quarter, which is too few to set new-build sales against resale sales in Dale. Asking prices are all there is to compare. Which listings your buyer weighs, and which have cut, is on Which Dale homes compete with yours, and have they cut their price?
A listing price is a seller’s opening position, and a closing price is where a buyer agreed. The homes for sale and the homes that sold are different sets of homes, so the two figures cannot be subtracted into a gap. Asking shows what sellers wanted, and sold shows what buyers paid.
That is the reason to price from closings. A seller in Los Milagros who anchors on a neighbor’s asking price is anchoring on a number no buyer has paid yet.
Dale buyers paid 94.7% of original asking in the latest quarter, so the opening number is rarely the contract number. Across the full year the figure was 90.9%.
Those are two periods’ measurements, and the comparison between them is on When should a Dale seller list, with so few recent sales to go on? Why some listings close near the first price and others wait is on Why do Dale sellers rarely get their first price?
An appraisal district sets a value for tax purposes on its own schedule, and a buyer’s price is whatever the two sides sign. Nothing on this page predicts how any appraisal will land.
Watters International Realty is a real estate brokerage and not a tax or legal adviser. Questions about your own appraised value, your homestead cap, whether to protest, a PID or MUD assessment on your lot, or what a bond election would do to your own tax bill belong with a tax professional, and the record for your specific parcel is held by the Caldwell County Appraisal District (https://www.caldwellcad.org). What WIR can tell you is what a buyer would pay.
A walkthrough takes in the condition of the house, the street it stands on and the listings a buyer will compare it with. Every figure above describes other houses. If an inspector has written a repair list, bring it, because a buyer will discount for those items.
Each figure above has a table behind it on What can a Dale seller learn from 78616 numbers when few homes close?
Your price against recent closings, and the condition an inspector would find, do most of the work. If that is you, the fastest way to know is to run your address.
The listings that compete with yours are covered on Which Dale homes compete with yours, and have they cut their price?
On a Dale afternoon a buyer sets your house beside Forister Ranch listings, Los Milagros listings and whatever else is near your price, and every figure here describes houses other than yours.
What matters is the offer, so ask it this way: on today’s condition and today’s competition, what would a buyer sign for your house?
If you want a number you can defend, start by seeing what a buyer would compare your home with. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Dale arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 19 homes sold by Watters International Realty in Dale (Unlock MLS, all time).
Chris Watters’s position, stated September 9, 2026. WIR does not forecast prices; the figures on this page are one period’s measurements.
Your appraised value and recent sold comps is where the market was yesterday. Tomorrow, the market is where your competition stands on price and features.
As of October 16, 2026, the competition a Dale buyer sees is 55 homes for sale.
Watters International Realty is a Texas real estate brokerage, and I am its broker of record. This page is based on Unlock MLS data analyzed on October 16, 2026. 19 homes sold by Watters International Realty in Dale (Unlock MLS, all time).
You get the competing listings near you, what recent Dale closings show, and a walkthrough before any pricing talk.
No obligation. The report arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome.
