Houston Real Estate - 14228 Listings and 3.2 Months of Supply
Houston currently has 14,228 active listings with a median list price of $320,756, homes are selling at a median of $315,612, and the market sits at 3.2 months of supply - a level that still favors sellers despite meaningful inventory on the shelf.
The state of play
Houston's active inventory stands at 14,228 listings right now, which sounds like a lot until you run the math: at roughly 4,502 sales per month, that supply clears in about 3.2 months. By conventional measures, anything under 6 months is considered a seller's market, so even with nearly 14,300 homes available, sellers retain the structural edge. That said, buyers are not starved for options the way they were in tighter cycles. There is real selection on the table, and homes are averaging 73 days on market before going under contract - which means patient buyers can take a breath without automatically losing.
With only 19 percent of Houston homes closing at or above asking price, the list price is the opening line of a conversation - not the closing one.
What prices are actually doing
The median list price across active Houston inventory is $320,756, and the median sold price over the last 12 months is $315,612 - a gap of $5,144. That spread tells you sellers are pricing close to where the market actually transacts, which is a sign of reasonable expectations on both sides. What the list-to-sold gap does not tell you is whether a given home will sell at ask. Only about 19 percent of closings happen at or above the asking price, meaning roughly 8 in 10 homes close below list. Buyers who see a $320K asking price should understand they are likely negotiating, not competing. The average sold-to-list relationship here rewards preparation: know the comps, make a grounded offer, and leave room to move.
- Median list price: $320,756
- Median sold price, last 12 months: $315,612
- Closing at or above asking: 19%
What this means if you're moving this year
For sellers, the 3.2-month supply number is genuinely useful - it confirms you are not in a distressed market where buyers hold all the cards. But the 19 percent at-or-above-ask rate is a reality check: most listings are not generating bidding wars. Pricing at or just below the market median gives a listing the best chance of landing in the 19 percent rather than sitting for 73-plus days and chasing the price down later. For buyers, 14,228 active listings means genuine choice exists. The 73-day average on market suggests you rarely need to waive due diligence or skip inspections out of fear. The $5,144 gap between median list and median sold is a reasonable negotiating benchmark - not a guarantee, but a data-grounded starting point when structuring an offer.
On the market right now
A few homes that just came up in Houston, pulled live from the MLS as you read this.
