Historic Charm Meets Lakefront Living in Rockwall, Texas
Where the DFW sprawl ends, the East Texas pace begins, and neighbors actually know each other.
The “Across the Bridge” Vibe
Across the lake from Dallas, Rockwall keeps a small-town feel that’s rare this close to a major city. Lake Ray Hubbard puts real distance—physical and otherwise—between Rockwall and the concrete sprawl on the other side. It’s still only about 20 miles to downtown Dallas—close enough for the commute, but far enough to feel like an entirely different world. If you want the amenities of a major metro area but the soul of a historic, lakeside community, you belong in Rockwall.
Why Rockwall?
- The Historic Heart: The highly walkable downtown square is the anchor of the city, surrounded by gorgeous historic homes and packed with local staples.
- Life on the Water: Set on the eastern shores of Lake Ray Hubbard, the lake isn’t just a view—it’s the lifestyle that separates Rockwall from the rest of the metroplex.
- Room to Spread Out: While many look to the lake, the sprawling, custom acreage estates along Anna Cade Road offer deep privacy and luxury for those who want serious land without leaving the city limits.
- Resort-Style Amenities: Between 18 holes and tennis at The Shores, and established, tree-lined neighborhoods near the water, the community does the entertaining for you.
- Schools that Pull Families In: Anchoring the highly-rated Rockwall ISD, the district is a primary reason buyers cross the lake and plant roots here.
Rockwall Real Estate at a Glance
| Feature | Why It Matters |
|---|---|
| Primary Zip Codes | 75087 & 75032 |
| Market Style | Historic homes, lakefronts, golf course communities, luxury acreage |
| Key Neighborhoods | The Shores, Historic Downtown, Breezy Hill, Anna Cade Estates |
| Vibe Check | Small-town historic charm with a lakeside, East Texas pace. |
Start Your Rockwall Journey
Curious about the historic charm everyone’s talking about? Browse the latest listings below, or call Steavy directly at 214.502.3390 for a private tour of the area’s best-kept secrets.
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4406 Ravenbank Drive, Rockwall 75087
4660 Greenbriar Court, Rockwall 75032
4123 Olmsted Drive, Rockwall 75032
1605 Apple Tree, Rockwall 75087
1320 Scarboro Hills Lane, Rockwall 75087
402 Coachlight Trail, Rockwall 75087
1028 Signal Ridge Place, Rockwall 75032
2705 Rolling Meadows Drive, Rockwall 75087
Homes in Rockwall
Lux Collection Grid
LIFE AROUND ROCKWALL
A curated look at local favorites, everyday stops, and lifestyle context near this property.
What are some local favorites around the Rockwall Square?
Whenever someone asks where to eat around Rockwall, we always point them straight to the historic downtown square. These three places are absolute staples for us.
Bin 303
Run by husband and wife team Chef Mat and Breean Nugent, this restaurant sits inside a historic Sears Catalog craftsman home just off the square. The dining areas are small, intimate rooms of the original house, creating a uniquely warm environment. They’ve been here since 2009 and are known for their incredible wood-fired steaks and unique wood-fired caesar salad. We usually order the whiskey marinated pork tenderloin with serrano apple butter, grilled asparagus, and the cheesy bread. The front parlor also houses the bar, which has an incredible cocktail and wine selection.
Zanata
Zanata is located right on the square across from the courthouse, and while there is almost always a line out the door, it is entirely worth the wait. They have two wood-burning pizza ovens where everything is cooked. Our favorite is the San Jacinto pizza with goat cheese, figs, pine nuts, prosciutto, and balsamic. Steavy loves the seasonal pumpkin ravioli, and on a cold day, their tomato bisque soup is perfect. We also always grab the "Z" House Salad. It's an absolute staple for a night out.
The Downing Bottles & Bites
Founded by Rockwall natives and husband-and-wife power couple Chef David and wine expert Jenni Hoffman (two of our absolute favorite people), this cozy tasting room and modern bistro is built around small plates, sandwiches, and craft cocktails. The Cubano and Muffuletta are perfect for lunch, but honestly, the ever-changing menu consistently delivers absolute standouts. A core memory for us is weekend brunch with mimosas in their courtyard—we've been known to sneak our laptops out there and make a whole day of it. They also have an incredibly curated wine club and a fridge full of interesting craft beers.
Explore the full map below — it shows my curated local favorites for the area, plus the closest spots for everyday errands, things to do, and picks for Him, Her, and Date Night.
Exploring Rockwall — Local Expert Navigator & Area Intelligence
Premium local insights & destinations.
What's happening in the Rockwall real estate market?
Homes in Rockwall are closing below their county tax appraisals, with median prices slipping alongside a notable buyer advantage. The median sold price settled at $497,475 over the last three months, coming in roughly 4.6% below the typical CAD value. Active inventory sits at 5.2 months of supply, giving buyers more negotiating power as median days on market reached 52 days for closed sales. Over 61% of current active listings have had to cut their asking price.
What should Rockwall buyers know right now?
You have significant leverage to negotiate seller-paid concessions, especially if you are shopping in the starter or mid-priced tiers. More than 57% of recent transactions included seller contributions, with the median concession reaching $10,000. Additionally, the market strongly favors buyers, driving 70% of upper-middle tier active listings to reduce their prices. You are well-positioned to request repairs or closing cost assistance.
What should Rockwall sellers know right now?
Expect a competitive environment where pricing realistically from the start is critical to avoid extended days on the market. The median original list-to-sale ratio is 94.7%, meaning most sellers have to negotiate down from their initial asking price. Furthermore, homes that sold below their tax appraisal found buyers much faster, with a median of 28 days on market compared to 62 days for those selling above CAD. You should be prepared to offer around $10,000 in concessions to close the deal.
## MARKET INSIGHTS
THE NUMBERS
BEHIND THE MARKET
Verified market transactions, price tier friction, and active inventory metrics for Rockwall.
Seller Concessions by Price Tier
Frequency and amount of seller-paid closing costs.
Price Reductions by Market Segment
Share of active listings with price drops across price quartiles.
Active vs. Closed Prices
Tracking asking prices against final sale prices.
What does the CAD say?
52.1% of sellers in the Rockwall area priced above the county's Central Appraisal District (CAD) value — here’s what happened to each group.
Scroll to view more →
## MARKET REPORT
A Deeper Look at the Rockwall Market
Rockwall market analysis · Multiple verified sources
1. What is most interesting about the latest data for Rockwall?
Rockwall homes are broadly selling for less than their county tax appraisals, and most sellers are offering significant concessions to secure a buyer. Over the trailing three months, the median sold price came in $22,837 below the CAD value. Furthermore, 57.3% of successful transactions included a seller concession, with a median contribution of $10,000. This indicates buyers have substantial leverage at the negotiating table.
2. Where is the market showing strength?
The starter and mid-priced tiers are maintaining healthy movement, provided sellers are willing to negotiate on terms and closing costs. Homes in the starter tier saw the fastest velocity with a median of 37 days on the market. While price cuts are common, properly positioned entry-level and mid-priced homes are still closing steadily, making up the bulk of the transaction volume. Single-family building permits also rose 6.9% year-over-year, showing continued builder confidence in the area.
3. What is the biggest caution for Rockwall?
Sellers who overprice their homes are facing long days on the market and often have to make significant price reductions. The median sold-to-original list ratio sits at 94.7%, showing a notable gap between initial seller expectations and final closing realities. Properties that ultimately closed above their tax appraisals sat for a median of 62 days, compared to just 28 days for homes priced below CAD. With nearly 62% of active listings showing price drops, aggressive initial pricing is a risky strategy.
4. Closed Sales & Valuation
Over the trailing three months, Rockwall saw 206 closed sales with a median close price of $497,475 and a median price per square foot of $186. Properties took a median of 52 days on the market to sell, ultimately closing at 94.7% of their original list price. On the valuation front, the typical home closed 4.6% (or $22,837) below its county tax appraisal. Notably, 52.1% of transactions closed above CAD, but these homes took a median of 62 days to sell, while the 47.9% that sold below CAD moved much faster at a median of 28 days.
5. Seller-Paid Concessions by Closed Price Tier
Across all sales, 57.3% included a seller-paid concession, with a typical contribution of $10,000. These concessions were most common in the Starter tier, where 65.3% of sales included median concessions of $9,850. The Mid-Priced tier saw a 61.3% concession rate with a median of $10,000. In the High-Priced tier, concessions were less frequent at 47.5% but slightly higher in dollar amount, with a median of $10,500. Luxury properties saw the lowest rate, with 36.4% of sales including a median concession of $5,000.
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Current upper-tier listings shown for area context. Market statistics reflect the sources, geographies and reporting periods identified in this report.
6. Active Listing Competition & Inventory Velocity
The active market currently favors buyers, with the Altos Market Action Index sitting at 29.53. The blended median asking price for active listings is $542,450, and properties have been on the market for a median of 98 days. Price reductions are widespread, with 61.6% of all active listings having decreased their price. This is especially pronounced in the Upper-Middle quartile, where 70% of listings have taken a price cut, compared to 53.9% in the Luxury quartile and 57.8% in the Entry-Level segment.
7. Buyer Behavior & Contract Friction
Buyer hesitation and contract friction are evident in the latest data. The share of pending sales that were cancelled reached 14.6%, though this is down 3.8 percentage points year-over-year. Meanwhile, 15.6% of listings were delisted without a sale, an increase of 3.4 percentage points from last year. Additionally, 5.4% of listings were relisted, which is up 1.9 percentage points year-over-year. Overall, 48.8% of active listings showed price drops, a slight decrease of 1.4 percentage points year-over-year.
8. Supply, Building Permits & Macro County
In the broader Rockwall County macro view, closed listings reached 70 for the month, representing a 7.9% year-over-year decline, with $35.7 million in total dollar volume. The market currently holds 5.2 months of inventory with 400 active listings at the end of the month. On the development side, new single-family building permits numbered 109, reflecting a 6.9% year-over-year increase, with an average unit valuation of $340,786.
Want the numbers behind the report?
Closed Sales
MLS CLOSED SALES · ZIP 75087 · EXISTING SINGLE-FAMILY · TRAILING 3 MONTHS (JUL-SEP 2026) · SAMPLE: 206
| Closed Sales Metric | Observed Value |
|---|---|
| Median Sold Price | $497,475 |
| Median Price / Sq Ft | $186 |
| Median Days on Market (DOM) | 52 days |
| Median Cumulative Days on Market (CDOM) | 65 days |
| Sold / Final List Ratio | 98.4% |
| Sold / Original List Ratio | 94.7% |
| Final List / Original List Ratio | 97.3% |
| Difference From Original Ask (%) | -5.3% |
| Difference From Original Ask ($) | -$25,000 |
Closed Sales vs. CAD
MLS CLOSED SALES + CENTRAL APPRAISAL DISTRICT (CAD) · TRAILING 3 MONTHS (JUL-SEP 2026) · CAD-MATCHED SUBSET · SAMPLE: 146
| Appraisal Position Metric | Observed Difference |
|---|---|
| Original Asking Position vs CAD (%) | +0.5% |
| Original Asking Position vs CAD ($) | $2,083 |
| Closing Position vs CAD (%) | -4.6% |
| Closing Position vs CAD ($) | -$22,837 |
| Asking-to-Closing Position Gap | 5.09 percentage points |
| Pricing Position | Share (%) | Matched Sales | Price Reduction Rate | CDOM |
|---|---|---|---|---|
| Above CAD | 52.1% | 76 | 63.2% | 70 days |
| Below CAD | 47.9% | 70 | 42.9% | 34 days |
Sellers are attempting to price above county valuations, but final sale prices are ultimately closing below them.
Seller Concessions by Price Tier
MLS CLOSED SALES · ZIP 75087 · TRAILING 3 MONTHS (JUL-SEP 2026)
| Tier | Price Range | Sales | Median $/Sq Ft | Median DOM | Concession Rate | Typical Concession |
|---|---|---|---|---|---|---|
| Starter | $225,000–$419,000 | 72 | $177 | 37 days | 65.3% | $9,850 |
| Mid-Priced | $424,895–$580,000 | 62 | $178 | 57 days | 61.3% | $10,000 |
| High-Priced | $580,000–$939,000 | 61 | $196 | 74 days | 47.5% | $10,500 |
| Luxury (low sample) | $939,510–$5,600,000 | 11 | $245 | 15 days | 36.4% | $5,000 |
| Blended Total | All Price Tiers | 206 | $186 | 52 days | 57.3% | $10,000 |
*Low sample size in Luxury tier (<15 sales); interpret this segment cautiously.
Active Inventory
ALTOS RESEARCH · ZIP 75087 · AS OF OCTOBER 2, 2026
| Altos Market Summary | Current Metric |
|---|---|
| Market Action Index (MAI) | 29.53 |
| Market Condition | Buyer's Advantage |
| MAI One Month Ago | 30.06 |
| Median Asking Price | $542,450 |
| Median Asking Price / Sq Ft | $192.04 |
| Median Days on Market (DOM) | 98 days |
| Active Listings With Price Decreases | 61.6% |
| Active Listing Count | 362 |
| Quartile | Median Price | $/Sq Ft | Median Sq Ft | Lot Size | Beds | Baths | Median DOM | Mean DOM | % Decreased | % Relisted | Count |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Entry-Level | $379,950 | $169.39 | 2,168 | 0.16 ac | 3 | 2.3 | 66 | 115.8 | 57.8% | 8.9% | 90 |
| Lower-Middle | $485,000 | $185.48 | 2,627 | 0.17 ac | 4 | 3.0 | 98 | 135.1 | 64.8% | 16.5% | 91 |
| Upper-Middle | $589,995 | $191.84 | 3,076 | 0.20 ac | 4 | 3.5 | 105 | 147.2 | 70.0% | 8.9% | 90 |
| Luxury (Top 25%) | $749,990 | $216.31 | 3,778 | 0.21 ac | 4 | 4.5 | 98 | 159.7 | 53.9% | 5.5% | 91 |
| Blended Total | $542,450 | $192.04 | 2,899 | 0.20 ac | 4 | 3.0 | 98 | 139.5 | 61.6% | 9.9% | 362 |
Buyer Behavior & Contract Activity
REDFIN · ROCKWALL CITY-LEVEL · JUNE 2026
| Behavior & Contract Metric | Monthly Total | Count YoY | Current Share | Share YoY |
|---|---|---|---|---|
| Active Listings with Price Drops | 344 | -11.3% | 48.8% | -1.4 pts |
| Delisted / Off-Market Without Sale | 110 | +16.9% | 15.6% | +3.4 pts |
| Relisted Properties | 38 | +40.7% | 5.4% | +1.9 pts |
| Pending Contracts Cancelled | 38 | -17.4% | 14.6% | -3.8 pts |
Rockwall Context
TEXAS REAL ESTATE RESEARCH CENTER / TEXAS A&M · ROCKWALL · AUGUST 2026
County Sales & Inventory Trends
| Rockwall Metric | Current Value | YoY Change (%) |
|---|---|---|
| Closed Sales | 70 | -7.9% |
| YTD Closed Sales | 624 | +10.6% |
| Dollar Volume | $35,702,851 | -10.1% |
| Median Close Price | $505,000 | -1.5% |
| Average Close Price | $510,040 | -2.4% |
| Active Listings (End of Month) | 400 | N/A |
| Months of Inventory | 5.22 mos | N/A |
Single-Family Building Permits
| Building Permit Metric | Current Value | YoY Change (%) |
|---|---|---|
| Single-Family Permits | 109 units | +6.9% |
| Total Permit Valuation | $37,145,710 | +11.8% |
| Average Permit Value | $340,786 | +4.6% |
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About the #SCEstimate
The #SCEstimate is a neighborhood-aware preview of a home’s likely list price, informed by recent sales of similar nearby properties. It is an internal estimate, provided for early context, and may change before the property officially enters the MLS.
Certain information contained herein is derived from information provided by parties other than SteavyCarter.com. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
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Steavy Carter, REALTOR®
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