As we step into 2026, looking at a single month no longer tells the full story. When you zoom out and review five years of single-family data (2021–2025) across Northwest Houston, one thing becomes clear:

After years of extreme conditions following the pandemic, the market finally began behaving like a traditional real estate market again — with inventory, negotiation, and strategy returning to the center of every transaction.

This recap looks at how the market evolved over the past five years, why 2025 stands apart, and what it set up moving forward.

Inventory: The Market’s Biggest Shift

What the 5-Year Data Shows

• 2021–2022:

  • Historically tight inventory

  • Often 1–2 months of supply

• 2023–2024:

  • Inventory began rebuilding

  • Still below long-term norms

• 2025:

  • Inventory reached its highest point in at least five years

  • Several cities entered balanced or buyer-leaning territory

What This Means

2025 marked the end of scarcity.

Buyers were no longer forced into rushed decisions, waived contingencies, or bidding wars by default. Sellers, for the first time in years, faced real competition from neighboring listings.

This shift reintroduced:

• Pricing discipline

• Market prep importance

• Negotiation as a normal step

Inventory growth was not a sign of weakness — it was a sign of market health returning.

Pricing: From Rapid Growth to Segmentation

5-Year Price Behavior

• 2021–2022: Rapid appreciation driven by urgency and cheap money

• 2023: Price growth slowed, but values held

• 2024: Plateau patterns emerged

• 2025: Prices became city-specific and price-point dependent

2025 Reality

• Some cities and segments still posted price gains

• Others saw:

  • Flat pricing

  • Mild softening

• No evidence of widespread value erosion

Key takeaway: 2025 was not about “the market” — it was about micro-markets.

Well-priced, well-located homes continued to sell. Overpriced homes did not.

Days on Market: A Return to Normal Timelines

Across all five cities, the 5-year data shows:

• 2021: Homes sold in days or weeks

• 2022: Still fast, but decelerating

• 2023–2024: DOM climbed steadily

• 2025: DOM stabilized at pre-pandemic norms

Why This Matters

Longer days on market are often misunderstood.

In reality, 2025 DOM levels reflect a healthy environment where:

• Buyers can compare options

• Inspections matter again

• Sellers must compete on price and condition

This is how sustainable markets function.

Sales Volume: Lower, But More Honest

Sales activity followed a similar arc:

• 2021–2022: Artificially elevated demand

• 2023–2024: Pullback

• 2025: Stable, consistent transaction flow

Rather than chasing urgency, buyers in 2025 acted based on:

• Affordability

• Household needs

• Long-term planning

That’s not a weak signal — it’s a mature one.

What 2025 Really Represents

If we had to define 2025 in one sentence:

It reintroduced:

• Strategy over speed

• Preparation over pressure

• Local expertise over headlines

And it laid the groundwork for a more predictable 2026.

Nowthwest Houston City-Specific Insights (2025 Highlights)

Tomball

• Inventory climbed meaningfully compared to 2021–2023

• Pricing remained resilient in newer and higher-end segments

• Sales volume normalized

2025 takeaway: Tomball transitioned from seller-dominant to balanced, with pricing strength tied closely to property quality.

Magnolia

• One of the most noticeable inventory rebuilds

• Sales remained active despite higher supply

• Pricing became more competitive

2025 takeaway: Magnolia evolved into a choice-driven market — buyers had options, sellers had to price correctly.

Montgomery

• Highest inventory levels in the region

• Longer selling timelines

• Price resilience in premium and lake-adjacent homes

2025 takeaway: Montgomery became a selective market — demand didn’t disappear, it became more targeted.

Cypress

• Inventory growth was controlled, not explosive

• Sales slowed modestly

• Pricing softened slightly in resale segments

2025 takeaway: Cypress entered a buyer-friendly window while retaining strong long-term fundamentals.

The Woodlands

• Inventory increased sharply year-over-year

• Sales mix shifted away from ultra-luxury

• Average prices reflected composition change, not value collapse

2025 takeaway: The Woodlands remained premium, but buyers gained leverage — especially above certain price thresholds.

What 2025 Set Up for 2026

Based strictly on the data trends:

• Inventory levels now allow healthier absorption

• Pricing expectations are more realistic

• Negotiation is normalized

• Seasonality is returning

2026 is likely to reward:

• Sellers who price strategically

• Buyers who plan early

• Homeowners who think long-term, not month-to-month

The 2025 Reset

When you look at the last five years of data, one thing is clear: 2025 wasn’t a downturn — it was a reset.

After years of extreme conditions, the Northwest Houston housing market returned to something healthier and more sustainable. Inventory rebuilt, pricing became more disciplined, negotiations normalized, and buyers and sellers began making decisions based on strategy instead of urgency.

That shift is important because it sets the stage for 2026 to be a year of clarity — not chaos. The market now rewards preparation, realistic pricing, and local knowledge more than ever.

There’s no single “right” move for everyone this year. The right move depends on your city, your neighborhood, your price point, and your timeline.

Ready to Plan Your 2026 Move?

Whether you’re thinking about selling, buying, or simply want to understand where your home stands in today’s market, the smartest first step is a personalized look at your numbers.