Greenland Hills Has Two Homes Under $1 Million For Sale Right Now

As of this morning, there are two single-family homes listed for sale under $1 million in Greenland Hills, the M Streets. One has been on the market 82 days. The other, 133.

If that's all you look at, you'd conclude the neighborhood is slow.

Over the previous twelve months, eighteen homes closed in that same price band. The median one sold in thirteen days. Half of them sold at or above asking price.

Both of those things are true, and the gap between them is the single most useful thing I can tell you about this neighborhood right now.

The numbers

Pulled from NTREIS on August 25, 2026. Single-family homes under $1 million, trailing twelve months:

A note on method, because it matters: these two pulls used slightly different filters. Greenland Hills was defined geographically within 75206 and limited to single-family residences; Vickery Place was pulled by subdivision name without that property-type restriction, and its set includes three homes built after 2000, which pulls its averages toward newer construction. Close enough to compare directionally. Not close enough to treat the two-point spread as precise. I also excluded one Greenland Hills record showing a negative days-on-market figure, which is a data-entry artifact rather than a real sale that closed before it listed.

What the spread actually says

Median days on market is thirteen in both neighborhoods. Speed is not what separates them.

Price discipline is. In Greenland Hills, half of last year's sub-$1M closings went at or above asking. In Vickery Place, one in four did. The average Greenland Hills seller captured 99.2% of list; the average Vickery Place seller, 97.0%. On an $850,000 home, that spread is roughly nineteen thousand dollars.

That's not a knock on Vickery Place. It's evidence that these are two different markets with two different buyer pools, which is exactly why I keep insisting they're not the same neighborhood. Vickery Place sits roughly between Greenville and Central, north of Belmont. Greenland Hills sits north of that, toward Mockingbird. Separate associations, and different housing stock. Vickery Place skews earlier toward Craftsman and Prairie influence, Greenland Hills toward the Tudors the area is named for.

When a valuation pulls comps freely across that line, it's averaging two markets that are behaving nearly two percentage points apart on price discipline. If you're checking an automated estimate on your own home, that's the first thing worth looking at.

Why the two listings that are sitting are sitting

Here's the part that doesn't show up in an aggregate.

The median home that sold in Greenland Hills last year was gone in under two weeks. The two homes available today have been on the market 82 and 133 days. That isn't a contradiction. It's what a tight market looks like from the outside. Anything that's priced correctly and ready to move into clears fast enough that you'd have to be watching daily to catch it. What accumulates on the portal is, by definition, the inventory that didn't.

So a buyer who checks Zillow on a Sunday sees two aged listings and reads a soft market. A seller who checks an automated estimate sees the same two comps and gets a number built on them. Both are looking at a filtered set: the residue, not the market.

There were also zero pending sales in either neighborhood at the time of this pull. Nothing in the pipeline. That's not softness; that's an empty shelf.

What this data can't see

I want to be straightforward about the limits here, because the limits are part of the point.

Everything above reflects homes that transacted on the MLS. It cannot see what trades before it gets there, and in this price band, in this neighborhood, some of it does. I represented a buyer in exactly that situation recently. What we ultimately purchased never hit the MLS.

I can't quantify that for you, and I won't pretend a number exists. What I can say is that every off-market sale is a transaction absent from the table above, which means the figures shown here understate how tight this band actually is. NTREIS is also what feeds Zillow and Realtor.com, so anything invisible to the MLS is invisible to every portal downstream of it.

If you own a move-in-ready home in Greenland Hills under $1 million and you've assumed you'd need to list to find out what it's worth, that assumption is worth testing.

The one thing on the horizon that's a genuine supply event

North on Mockingbird, High Street Residential, a Trammell Crow company, is building a seven-story, roughly 394-unit apartment building at Mockingbird Station, scheduled to deliver in the fourth quarter of 2027.

There are 50 active lease listings in all of 75206 today. Six of them are identical units in two 2024-built buildings on Live Oak, matching floorplans at 1,533 square feet and $3,400 rent, and all six have been on the market exactly 76 days. One small delivery put six matching units on the market simultaneously, and they've collectively moved nowhere in two and a half months.

Now scale that. The Mockingbird Station project is roughly sixty-five times larger.

I'm not going to forecast what it does to values. But if you own a rental in this zip code, your competitive set changes in about fifteen months, and the median active lease in 75206 is currently sitting 40 days. That's worth a calendar entry.

What I'd actually watch

Not restaurant openings on Greenville. Those turn over on a lease cycle that has almost nothing to do with your house. (For the record: Corsaire is still coming to the old Pizzeria Testa space at 3525 Greenville, and Brazamar to the former Foxtrot at 3606. Neither is open yet.)

Watch inventory in your specific pocket rather than the zip code. Watch whether the comps behind any valuation respect the line between Vickery Place and Greenland Hills. And in the sub-$1M band, watch how much is clearing before it ever reaches a portal. That's the number no automated estimate can see, and the one I spend my week tracking.

If you're weighing a move in either neighborhood, I've spent my career in exactly these blocks and a conversation costs nothing.

Catherine Cole, Associate Broker, GRI, ABR® Catherine Cole Collective | Allie Beth Allman & Associates 214.641.5760 · [email protected]

Schedule a Strategy Conversation when the timing is right for you.

Market data sourced from NTREIS, pulled August 25, 2026, and reflects on-market activity only. Individual property values vary; this is market commentary and not an appraisal or an opinion of value on any specific home.