Houston Market Report - 16417 Homes Listed and 3.1 Months of Supply
Houston has 16,417 active listings and 3.1 months of supply, which technically favors sellers, but only 18% of homes are closing at or above asking price - meaning buyers have real negotiating room on most deals.
The state of play
Houston is carrying 16,417 active listings right now, with 5,266 new listings hitting the market in just the last 30 days. At a sales pace of roughly 5,232 closings per month, that works out to 3.1 months of supply - a level that technically puts the market in seller's territory, since a balanced market typically sits around 4 to 6 months. That said, sellers are not running the table. With 339 closed sales tracked in the most recent 30-day window against that depth of inventory, buyers have genuine options and are not being forced into bidding wars across the board.
Only 18% of Houston homes are closing at or above asking price - for buyers, that means the list price is a conversation starter, not the final word.
What prices are actually doing
The median list price on active Houston homes is $319,077, and the median sold price over the last 12 months is $308,025 - a gap of $11,052. That spread tells you sellers are still pricing with some optimism, and the market is negotiating them down on most transactions. The clearest proof: only 18% of homes are closing at or above asking price. That means roughly 82 out of every 100 deals are settling below list. Average days on market for sold homes sits at 74 days, which gives buyers time to think rather than pressure them into same-week decisions. The list-to-sold gap is not enormous, but it is consistent enough that buyers should treat the list price as a starting point, not a ceiling.
- Median list price: $319,077
- Median sold price, last 12 months: $308,025
- Closing at or above asking: 18%
What this means if you're moving this year
If you are selling in Houston right now, pricing discipline matters more than it has in a while. With 16,417 homes competing for buyers and only 18% of closings landing at or above ask, an aggressive list price is more likely to extend your days on market past that 74-day average than it is to spark a bidding war. Homes priced sharply from day one are the ones getting offers without the back-and-forth. If you are buying, the 3.1 months of supply means you are not shopping in a wide-open buyer's market - inventory is real but not overwhelming - so strong, well-documented offers still matter. The good news is that the $11,052 gap between median list and median sold price, combined with 74 average days on market, suggests you have room to negotiate on most listings. Focus on homes that have been sitting and use that time-on-market as leverage. The 18% at-or-above figure also tells you where not to negotiate: the roughly one-in-five listings that are priced right and moving quickly are still getting full or better offers, so do not lowball those.
On the market right now
A few homes that just came up in Houston, pulled live from the MLS as you read this.
