Houston Real Estate - 881 Homes Listed and What the Numbers Actually Mean
Houston has 881 active listings with a median list price of 275K dollars, homes that sold over the past 12 months closed at a median of 311584 dollars, and 3.9 months of supply puts the market in seller territory - but only 20 percent of sales close at or above asking price.
The state of play
Houston's active market currently shows 881 homes listed for sale, and at roughly 225 sales per month, that works out to about 3.9 months of supply - a level that generally favors sellers. That said, "seller's market" doesn't mean sellers have unlimited leverage. Inventory is present and buyers have real choices. The pace of roughly 225 closings per month is steady, and with nearly 900 active listings, the market is neither starved for options nor oversupplied.
At about 3.9 months of supply, Houston sits in a seller's market territory.
Source: Houston MLS · Houston · active inventory vs. trailing-12-month sales pace
Only 20 percent of Houston homes close at or above asking price - the real negotiating power in this market depends entirely on how a home is priced, not just the months-of-supply number.
What prices are actually doing
The median list price across Houston's 881 active listings sits at 275000 dollars. Homes that actually closed over the last 12 months did so at a median of 311584 dollars - a gap of about 36584 dollars between what's listed and what's selling. That spread doesn't mean buyers are paying over ask. In fact, only about 20 percent of sales close at or above the asking price, which means the majority of transactions settle below list. Homes that sold took an average of 74 days to go under contract. The gap between list and sold price likely reflects a mix of better-priced homes transacting at higher values, while overpriced listings either sit or negotiate down. Sellers who price accurately from the start are the ones closing closer to - or at - their number.
- Median list price: $275,000
- Median sold price, last 12 months: $311,584
- Closing at or above asking: 20%
Active listings carry a median of $275,000; homes have closed at a median of $311,584 over the last year — a $36,584 gap worth understanding before you price or offer.
Source: Houston MLS · Houston · active inventory vs. trailing-12-month closings
About 20% of recent Houston sales closed at or above the asking price — your read on how much room there is to negotiate.
Source: Houston MLS · Houston · last 12 months
What this means if you're moving this year
If you're buying in Houston right now, the data is on your side more than the headline "seller's market" suggests. Only 1 in 5 homes closes at or above asking, which means negotiating room exists on most transactions. Homes are averaging 74 days on market before going under contract - that's over two months, enough time to do your homework, request inspections, and make a considered offer rather than a panicked one. Focus on homes that have been sitting for 45 days or more; those sellers have likely already had a reality check on pricing. If you're selling, 3.9 months of supply does give you a structural edge, but pricing discipline matters more than the market label. The 36584-dollar spread between median list and median sold tells you that plenty of listings are priced above where buyers are willing to land. Homes priced sharply and marketed well are the ones attracting the 20 percent of buyers willing to meet or beat the ask. If your home has been on the market longer than the 32-day median sold timeline without serious activity, the price - not the market - is likely the issue.
On the market right now
A few homes that just came up in Houston, pulled live from the MLS as you read this.
