Houston Real Estate Right Now - 14220 Homes for Sale at 3-2 Months of Supply
Houston has 14,220 active listings and a median list price of about $322K, but only 19 percent of homes are closing at or above asking price - meaning most sellers are negotiating down from their list.
The state of play
Houston currently has 14,220 homes on the market, with roughly 4,501 sales closing per month. That puts months of supply at 3.2 - technically on the lower end of a balanced range, though the sales-to-inventory ratio suggests buyers have more breathing room than that number alone implies. New listings continue to replenish the pool, which means buyers are not competing in a stripped-bare market. With supply sitting at 3.2 months, neither side holds a commanding edge, but the weight of evidence tilts toward sellers having modest leverage - not dominance.
Only 19 percent of Houston homes are closing at or above asking price - the other 81 percent are negotiating down, and buyers should price their offers accordingly.
What prices are actually doing
The median list price across active Houston inventory is $321,606, while the median sold price over the last 12 months came in at $315,964 - a gap of roughly $5,642. That spread matters: it tells you the typical home is selling below its asking price, not at it. The cleaner signal is the at-or-above-ask rate: only 19 percent of homes are closing at or above list price. Put another way, about 81 percent of closed deals involved some negotiation downward from the asking price. For buyers, that gap is real leverage. For sellers, it is a reminder that an ambitious list price is likely to cost time and require a reduction before a deal gets done.
- Median list price: $321,606
- Median sold price, last 12 months: $315,964
- Closing at or above asking: 19%
What this means if you're moving this year
Buyers in Houston right now have more room to negotiate than a 3.2-month supply figure might suggest. With 14,220 active listings to choose from and average days on market at 73 days, there is time to be deliberate - to compare options, request inspections, and make offers below list price with a reasonable expectation of success given that 81 percent of recent closings came in under asking. That said, the roughly 19 percent of homes that do close at or above ask tend to be well-priced and well-presented from day one, so when something is genuinely priced right, moving quickly still makes sense. For sellers, the data argues for precision over optimism. The $5,642 gap between median list and median sold price, combined with an average of 73 days on market, suggests that overpricing leads to longer waits and eventual reductions - not higher proceeds. Sellers who price close to the $315,964 median sold benchmark from the start are more likely to attract serious buyers without the drag of sitting on the market for two-plus months.
On the market right now
A few homes that just came up in Houston, pulled live from the MLS as you read this.
