What’s Really Happening in the Northwest Houston Housing Market?
Aug 17
6 min read
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The Northwest Houston housing market has been shifting this summer. With more homes available, buyers finally have breathing room after years of tight inventory. At the same time, sellers are noticing that pricing strategy and presentation matter more than ever if they want to stand out.
Here’s a breakdown of how the market is shaping up in Tomball, Magnolia, Montgomery, Cypress, and The Woodlands—and what it means for you.
Tomball: Balanced but Competitive
Tomball’s market is holding steady. Inventory has grown compared to last year, but homes are still moving at a reasonable pace. Prices dipped slightly, signalling that buyers can negotiate, but sellers who price right are still seeing strong offers.
Inventory Keeps Growing: Active listings have steadily increased from 596 in May to 628 in July. This means sellers are facing more competition, and buyers have plenty of options to choose from.
Sales Holding Steady: Despite the rise in available homes, the number of properties actually selling has leveled out—165 homes closed in July, nearly identical to June’s 164. This suggests that while new listings are coming on, demand is holding steady rather than accelerating.
Prices Show Some Adjustment: After peaking at an average of $483K in June, July’s average sold price pulled back slightly to $448K. This doesn’t necessarily mean values are falling, but rather that more moderately priced homes made up the bulk of July’s sales.
Buyers Taking More Time: The average days on market increased to 75 days in July, compared to just 65 in June. With more choices available, buyers are taking longer to make decisions and negotiate.
Balance in the Market: Months of inventory has remained steady at 3.8 months, keeping Tomball in a balanced market—not overly favoring buyers or sellers.
What this means for you:
Sellers: Pricing your home competitively is more important than ever, as buyers have options and are moving cautiously. Homes that are well-priced and well-presented are still selling.
Buyers: You have more negotiating power now, with a wider selection of homes and more time to decide. If you’ve been waiting, this could be a great window to find the right fit without rushing.
Magnolia: More Flexibility for Buyers
Magnolia is seeing a notable increase in inventory, and that means buyers have more options. Prices are softening as sellers adjust to the competition. At the same time, homes are not sitting as long as you might expect—well-prepared listings are still attracting attention.
Inventory Levels Easing: After a big jump in June (995 active listings), July saw a slight pullback to 985 active listings. This still leaves plenty of homes on the market, but the small dip could suggest some stabilization.
Sales Rebounded in July: Closings picked back up with 221 homes sold, compared to just 196 in June. This shows that buyers who went under contract earlier in the summer are now closing, giving July a healthier sales pace.
Prices Adjusting Downward: The average sold price slipped from $427K in June to $403K in July. This suggests that more affordable homes are selling, or that sellers are becoming more flexible on pricing as competition increases.
Market Balance Improving: Months of inventory came down slightly to 4.5 months in July, compared to June’s 5.1. This keeps Magnolia leaning toward a balanced market—neither strongly favoring buyers nor sellers.
Days on Market Shortened: Homes sold faster in July, averaging 84 days on market compared to 97 in June. This may be a sign that motivated buyers are taking advantage of price adjustments.
What this means for you:
Sellers: With more homes on the market, it’s key to stand out with strong pricing and presentation. The quicker pace in July shows that buyers will move on the right home.
Buyers: You’re in a great position, with plenty of inventory and sellers showing flexibility. The recent price softening may open doors for better deals.
Montgomery: The Buyer’s Market Right Now
Of all the Northwest Houston communities, Montgomery is leaning most toward buyers this month. High inventory and lower prices mean buyers have leverage, especially if they’re flexible with timing.
Inventory Holding High: Active listings stayed nearly flat at 996 in July, following 998 in June. This elevated level of supply means sellers are competing harder to attract buyers.
Sales Ticked Up Slightly: After a slower June, with 146 closings, sales improved to 166 homes sold in July. While this is a step up, sales remain below May’s 173, showing that demand is steady but not accelerating.
Prices Came Down: The average sold price dropped from $586K in June to $509K in July. This suggests either more affordable homes are making up the bulk of sales or sellers at higher price points are becoming more flexible to meet the market.
Market Still Favoring Buyers: Months of inventory eased slightly to 6.0 months in July, down from 6.8 in June, but still firmly in buyer’s market territory. Buyers have plenty of leverage with the number of homes available.
Homes Taking Longer to Sell: The average days on market climbed back up to 96 days in July, after a quicker 88 in June. This indicates buyers are taking their time, weighing options carefully before making offers.
What this means for you:
Sellers: Be prepared for longer market times and more competition. Strategic pricing and standout marketing are essential.
Buyers: Montgomery is one of the most favorable areas for buyers right now—with high inventory, lower prices, and time on your side.
Cypress: Steady and Balanced
Cypress is showing signs of balance. Sales are steady, inventory is healthy, and price adjustments have been minor compared to nearby areas.
Inventory Levels Stable: Active listings dipped slightly from 1,326 in June to 1,313 in July, showing that while homes continue to come on the market, supply is holding steady.
Sales Staying Strong: Cypress saw 365 homes close in July, just under June’s 376. This shows buyers are still active, and homes are consistently moving each month.
Prices Adjust Slightly: After peaking at nearly $498K in June, the average sold price eased back to $479K in July. This slight dip points to a mix of more moderately priced homes selling or buyers successfully negotiating.
Market Balance Holding: Months of inventory has remained steady at 3.6 months, signaling a balanced market—neither overly competitive nor sluggish.
Days on Market Steady: Homes are selling in about 76 days on average in July, similar to June’s 73. This stability suggests buyers are still taking time to decide, but demand is strong enough to keep homes moving.
What this means for you:
Sellers: Cypress remains one of the steadier markets—homes are still selling at solid prices if they’re well-positioned.
Buyers: You have good choices and enough time to make decisions, but homes are moving steadily, so don’t wait too long on the right fit.
The Woodlands: Competitive, Especially at the High End
The Woodlands continues to stand out. While the pace of sales has slowed slightly, luxury closings have pushed average prices higher. Homes are selling quickly compared to other markets in Northwest Houston, especially in the upper price ranges.
Inventory Slowly Rising: Active listings climbed again, from 310 in June to 324 in July. While supply is inching up, The Woodlands still has fewer homes available compared to neighboring markets.
Sales Slowing Down: July saw 120 homes sold, down from 141 in June and 158 in May. This slowdown suggests that while buyers are still active, they may be taking a more cautious approach.
Luxury Sales Push Prices Up: Interestingly, the average sold price jumped to $961K in July, compared to $832K in June. This sharp increase points to a larger share of higher-end homes closing last month.
Market Tilting Toward Balance: Months of inventory rose from 2.2 in June to 2.7 in July, signaling a shift away from the extreme seller’s market conditions The Woodlands is known for.
Homes Still Moving Quickly: The average days on market was just 39 in July, only slightly higher than June’s lightning-fast 22 days. Well-priced homes, especially in the higher price ranges, are still attracting strong attention.
What this means for you:
Sellers: The Woodlands remains a strong market, but rising inventory and slower sales mean pricing strategically is crucial, even for luxury listings.
Buyers: You’ll find more options than earlier in the year, but competition is still fierce for well-positioned homes, especially in desirable neighborhoods.
Northwest Houston: What This Means for Buyers and Sellers
The July market in Northwest Houston shows one clear trend: buyers have more breathing room, but the market hasn’t tipped fully in their favour everywhere.
If you’re buying: You’ll find more options than a year ago, particularly in Magnolia and Montgomery, where competition is lighter. Take your time to compare, but be ready to move when a home fits your needs.
If you’re selling: Pricing right is critical. In Tomball, Cypress, and The Woodlands, well-presented homes are still moving quickly. Overpricing, however, will only lead to longer days on market.
Ready to See What This Means for Your Home?
Every neighbourhood tells a different story, and your home’s value depends on the latest local trends. If you’re curious about what your property is worth—or what opportunities are available if you’re buying—let’s talk. I can provide a personalised market analysis tailored to your situation.
