Houston Real Estate Market Report - 16000 Listings and 3.1 Months of Supply
Houston currently has 16,222 active listings and a median list price of about $319K, but the median sold price over the last 12 months sits at $308K - a gap of roughly $10,700 that tells you a lot about where deals are actually getting done.
The state of play
Houston is carrying 16,222 active listings right now, with about 5,292 new listings hitting the market in the last 30 days alone. At a sales pace of roughly 5,252 closings per month, that works out to 3.1 months of supply - a level that generally favors sellers, though not by a dramatic margin. Sellers have the edge, but buyers are not without options: the inventory is real, new listings keep coming, and homes are not flying off the shelf overnight.
Only 18 percent of Houston homes are closing at or above asking price - meaning the other 82 percent are negotiating down from list, and the numbers show exactly how much room that leaves.
What prices are actually doing
The median list price on active Houston listings is $318,906. The median sold price over the last 12 months is $308,200 - a gap of about $10,700. That spread matters because it reflects what the market will actually bear, not what sellers hope for. Only about 18 percent of homes are closing at or above asking price, which means roughly 82 percent of deals involve some negotiation below the list price. Average days on market for sold homes is 74 days, so patience is part of the process on both sides. Sellers who price at or near the median sold range are the ones generating the offers; those who stretch toward the upper end of list prices are contributing to that gap.
- Median list price: $318,906
- Median sold price, last 12 months: $308,200
- Closing at or above asking: 18%
What this means if you're moving this year
Buyers in Houston right now have more room to negotiate than the headline inventory number might suggest. With only 18 percent of homes closing at or above asking, coming in at or slightly below list is a reasonable starting point on most properties - especially anything that has been sitting past the 74-day average. The 3.1 months of supply does mean well-priced homes in desirable pockets like the Heights, Montrose, or West U can still move quickly, so do your homework on specific ZIP codes before assuming you have unlimited leverage. Sellers need to close the mental gap between the median list price of about $319K and the median sold price of $308K. That $10,700 difference is not noise - it is the market telling you that aspirational pricing is costing sellers time and concessions. Listing closer to where comparable homes have actually sold gives you a better shot at landing in that 18 percent that closes at or above ask, rather than grinding through weeks of negotiation to end up there anyway.
On the market right now
A few homes that just came up in Houston, pulled live from the MLS as you read this.
