Tomball, Cypress, Magnolia, Montgomery & The Woodlands: What Buyers & Sellers Need to Know
Sep 7
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If you’ve been watching the Northwest Houston housing market this summer, you’ve probably noticed a mix of headlines: homes selling for higher prices, more inventory hitting the market, and yet—for many listings—longer wait times before closing. It can feel confusing: is it a buyer’s market, a seller’s market, or something in between?
Here’s the reality: it depends on where you live. Tomball, Magnolia, Montgomery, Cypress, and The Woodlands each tell a slightly different story right now. Some areas are seeing booming sales and price growth, while others show signs of softening or shifting leverage toward buyers.
That’s where I come in. I track these numbers every month and help families across Northwest Houston make sense of them. My goal is to break down what the latest August 2025 market data actually means for you—whether you’re buying, selling, or simply keeping an eye on your home’s value.
By the end of this update, you’ll know which neighborhoods are heating up, where buyers have the upper hand, and how to position yourself for success in today’s market.
Tomball Market Update – August 2025
Tomball’s housing market had a standout month in August, with both sales and prices surging compared to last year.
Closed Sales: 233 homes (+56% YoY)
Average Sold Price: $479,584 (+11% YoY)
Average List Price: $504,576 (+5% YoY)
Active Listings: 599 homes (slightly higher YoY)
Days on Market (DOM): 70 days (longer than last year’s 65, well above 2023’s 44)
Months of Inventory: 3.8 (flat YoY, balanced)
What This Means for Buyers
Tomball buyers have more breathing room than they did a couple of years ago. With nearly four months of inventory, you won’t face the cut-throat bidding wars of the past. Homes are also sitting longer, at around 70 days on average, which gives you time to shop and potentially negotiate on price or seller concessions.
What This Means for Sellers
The story is still in your favour. Demand is strong—sales volume jumped more than 50%—and prices climbed 11%. Buyers are clearly willing to pay for quality homes. The catch? Longer DOM means today’s buyers are choosier. Staging, curb appeal, and realistic pricing matter more than ever to stand out.
Local Insight
Tomball continues to be a magnet for families who want suburban living with easy access to Hwy 249 and the Grand Parkway. With new and resale options available, the key for sellers is to showcase what makes their home move-in ready, while buyers should stay confident in negotiating for value.
💡 Takeaway: Tomball is proving resilient. It’s a strong seller’s market in terms of price growth and sales volume, but buyer leverage is creeping in through longer timelines.
Magnolia Market Update – August 2025
Magnolia’s market is seeing healthy sales growth but also showing early signs of price sensitivity as inventory builds.
Closed Sales: 209 homes (+24% YoY)
Average Sold Price: $403,538 (-2.5% YoY)
Average List Price: $507,308 (+6% YoY)
Active Listings: 936 homes (+34% YoY)
Days on Market (DOM): 75 days (flat YoY)
Months of Inventory: 4.5 months (up from 4.1 in 2024)
What This Means for Buyers
Magnolia is becoming a buyer-friendly market. With nearly 1,000 active listings and 4.5 months of inventory, you’ve got options and bargaining power. Prices dipped slightly compared to last year, which opens the door for negotiation—especially if a home has been on the market for a while.
What This Means for Sellers
Homes are still moving—sales are up 24%—but pricing is critical. Buyers are quick to overlook overpriced homes, and with inventory swelling, you’ll need to stand out with competitive pricing and strong presentation. Sellers who highlight lot size, community features, or move-in ready condition will have the edge.
Local Insight
Magnolia continues to attract families looking for larger lot sizes, a quieter pace, and proximity to The Woodlands without the same price tag. But with so many homes available, the competition among sellers is heating up.
💡 Takeaway: Magnolia is growing and active, but buyers have the upper hand right now. Sellers should avoid overpricing if they want to stay competitive.
Montgomery Market Update – August 2025
Montgomery’s market is balancing between rising home values and a slower sales pace, as buyers gain more leverage with expanding inventory.
Closed Sales: 179 homes (+17% YoY)
Average Sold Price: $544,820 (+6% YoY)
Average List Price: $653,983 (+15% YoY)
Active Listings: 968 homes (+35% YoY)
Days on Market (DOM): 110 days (up from 77 last year)
Months of Inventory: 5.4 (up from 4.7 in 2024)
What This Means for Buyers
Montgomery is shifting toward a more balanced market—and possibly leaning buyer-friendly. With nearly 1,000 active listings and homes averaging more than 3 months on the market, you’ll find plenty of options and room to negotiate. Sellers are listing higher, but the long DOM suggests they’re open to making deals.
What This Means for Sellers
While prices are still climbing (+6% YoY in sold prices), buyers are pushing back. Overpricing is leading to longer wait times. Sellers should be realistic with list prices and invest in presentation—homes that show well and are priced competitively still attract strong offers, especially in desirable neighborhoods near Lake Conroe.
Local Insight
Montgomery remains appealing for its mix of lakeside living, golf communities, and new developments. But with inventory climbing and DOM stretching, sellers need to recognize today’s buyers are more patient and selective than in the past two years.
💡 Takeaway: Montgomery offers opportunity on both sides—buyers gain negotiating power with more choices, while sellers can still benefit from steady price growth if they price smart.
Cypress Market Update – August 2025
Cypress remains one of the most active submarkets in Northwest Houston, showing steady sales and modest price appreciation—but homes are taking longer to move as inventory builds.
Closed Sales: 332 homes (+7% YoY)
Average Sold Price: $496,429 (+3% YoY)
Average List Price: $494,812 (-1% YoY)
Active Listings: 1,270 homes (+12% YoY)
Days on Market (DOM): 70 days (up from 51 last year)
Months of Inventory: 3.8 (flat YoY)
What This Means for Buyers
Buyers in Cypress have more time and options than in the past few years. With over 1,200 active listings and DOM now at 70 days, you don’t have to rush into decisions. The small dip in list prices also suggests sellers are adjusting to meet the market—meaning there’s room for negotiation.
What This Means for Sellers
Demand is still strong—closed sales are up—but buyers are choosier. Homes that are staged well and priced competitively stand out. With DOM climbing, sellers should expect longer timelines unless they lean into curb appeal, pricing strategy, and marketing.
Local Insight
Cypress continues to draw families for its top-rated Cy-Fair ISD schools, abundant master-planned communities, and easy commutes via Hwy 290 and the Grand Parkway. Growth is steady, but it’s clear buyers are looking for value.
💡 Takeaway: Cypress is still thriving, but it’s no longer a “sell fast at any price” market. Buyers can shop around, while sellers need to position their homes strategically to attract offers.
The Woodlands Market Update – August 2025
The Woodlands continues to shine as Northwest Houston’s premium market. While sales and listings are climbing, average sold prices dipped slightly, pointing to a market that’s becoming more balanced.
Closed Sales: 118 homes (+26% YoY)
Average Sold Price: $813,424 (-5% YoY)
Average List Price: $786,024 (+2% YoY)
Active Listings: 318 homes (+48% YoY)
New Listings: 173 (+26% YoY)
Days on Market (DOM): 38 (up from 30 in Aug 2024)
Months of Inventory: 2.7 (up from 2.3 in 2024)
What This Means for Buyers
Inventory has grown significantly—up nearly 50% year-over-year—so buyers now have more options. With average sold prices dipping slightly, value-conscious buyers may find opportunities, especially in mid- to high-range listings. However, homes here still sell fast, averaging just 38 days on the market.
What This Means for Sellers
The Woodlands is still in high demand, but buyers have gained some leverage. The dip in average sold prices means sellers should stay realistic and price competitively. Homes in prime villages or with standout features are still moving quickly, but sellers can’t assume premium pricing without strong presentation.
Local Insight
Known for its master-planned design, shopping, dining, and greenspace, The Woodlands continues to attract executives, families, and retirees alike. Luxury homes above $800K are still driving the market, but the shift in buyer caution suggests sellers need sharper strategies to secure strong offers.
💡 Takeaway: The Woodlands is moving toward balance—sellers should be strategic, while buyers gain breathing room to explore options without losing out on well-priced properties.
What This Means for Northwest Houston Buyers and Sellers
The August 2025 market in Northwest Houston paints a clear picture: demand is strong across all five cities, but conditions vary depending on location. Tomball and Cypress are seeing steady growth, Magnolia and Montgomery offer more inventory (and negotiation opportunities), while The Woodlands remains competitive despite a slight price dip.
For buyers, this means you have more leverage than in years past, but strategy matters—knowing where inventory is rising and where homes move fast helps you make smarter decisions.
For sellers, preparation and pricing are everything. Homes that are staged well and priced right continue to capture strong offers, even as buyers grow more selective.
Every neighbourhood tells a slightly different story, and that’s where having hyperlocal insight can make all the difference.
Ready to Navigate the Northwest Houston Market?
Whether you’re considering buying or selling in Tomball, Magnolia, Montgomery, Cypress, or The Woodlands, I can help you understand what the numbers mean for your specific neighbourhood.
Send me your address and email at 832-515-4704, and I’ll put together a custom market insight for your area.
