Hi neighbor,
Today I will be sharing with you our perspective on the local real estate market here in The Woodlands, Texas, specifically a market update for the neighborhood of The Woodlands. Whether you are looking to buy, sell, or just keep an eye on the market, we look forward to being your resource.
What is happening in the real estate market in The Woodlands?
We currently have 97 homes pending, with 39 homes sold in the last two weeks, averaging a sale price of $245 a square foot. Thirty-Nine homes sold over the asking price, with one home selling 7% above the listing price.
Compared to the two weeks prior: Homes sold are slightly down from 63 sold, but the average sales price is up to $856,653 ($824,838 previously). Every home is different, with different features, so don’t forget to ask us for your annual equity review if you are curious about your personal home. You can request your free home evaluation here or email us here.
If we look at how fast the move-in-ready (modern) homes are going (must not be overpriced), the demand in this area has not surpassed the supply, making it still a great time to sell. Buyer agents around Houston are seeing a slow in the real estate market, but it isn’t affecting every neighborhood. I know the interest rates rising has been one deterrent from some buyers purchasing right now, but that isn’t your ideal buyer anyways!
The most desirable homes in the area are still selling the first weekend or first week they hit the market (a really good coming soon campaign, like we do at Jo & Co. allows you to sell faster, for more money).
Check out the graphic below for a larger overview of the real estate market for the last two weeks in The Woodlands.
Insight From Jo
Hey sweet friends — it’s time for another little peek into what’s been happening in the real estate world over the last couple of weeks. Things have definitely settled into that cozy fall rhythm, and the market is finally feeling… well, balanced. Not crazy hot, not ice cold — just steady and thoughtful. Let’s dive in.
💬 What’s Trending (and What It Means)
📦 Inventory is inching up.
We’re finally seeing a bit more breathing room for buyers! More homes are hitting the market, and it’s giving everyone a little space to slow down and make decisions that feel right — not rushed.
🏡 Home values are softening slightly.
Nothing dramatic, just a gentle correction. Think of it as the market finding its footing after the wild ride of the last few years. For buyers, that means opportunity. For sellers, it means pricing wisely matters more than ever.
💵 Mortgage rates are still hovering in the (low and) mid-6s.
Yes, they’re higher than we’d all love, but stability is a good thing. Many lenders are offering creative programs and temporary buydowns, so if you’re waiting for rates to drop — you might be waiting longer than necessary.
🍂 Fall is doing its thing.
This time of year always brings a little calm. There’s less competition, more realistic pricing, and buyers who are serious about making a move before the holidays. It’s honestly one of my favorite seasons in real estate.
🎯 What This Means for Buyers
If you’ve been sitting on the sidelines, this might be your window. You’ll likely have more choices, a little negotiation power, and less pressure. The best homes — clean, updated, and in those highly sought-after neighborhoods — are still getting attention, but the frenzy has definitely cooled.
And if you’ve got your financing in place, you’ll be in a great position to make a strong offer when the right home comes along. Bonus tip: don’t overlook homes that need a little cosmetic love. They often come with the best deals right now.
🏠 What This Means for Sellers
If you’re thinking about selling, presentation is everything. The homes that are moving quickly are the ones that look and feel ready — clean, bright, and priced with today’s market in mind. Buyers are picky right now, but they’re still out there, especially for homes in great locations.
If your plan is to list before the end of the year, now’s the time to prep. A quick refresh, new photos, and good marketing can make a huge difference. The sweet spot right now? Well-staged homes in move-in-ready condition that hit that emotional note with buyers.
🧠 Two Cents Summary
The market feels refreshingly balanced. No panic, no rush — just steady energy. I’m seeing thoughtful buyers, motivated sellers, and a growing confidence that 2025 will bring opportunity, not chaos.
If I had to sum it up: this season is about strategy over speed. Whether you’re buying or selling, the wins are going to come from patience, preparation, and great representation. 😉
What is happening in the real estate market nationally?
| MORTGAGE RATES CURRENTLY TRENDING | THIS WEEK'S POTENTIAL VOLATILITY |
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Notable News
- Home builder sentiment posts a shocking increase. Watch Now >>
- What’s the slow dance with mortgage rates and the 10-year yield? Listen Now >>
- How is the shutdown affecting the housing sector? Read Now >>
Market Recap
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Mortgage application submissions slipped 1.8% during the week ending 10/10. Refinance application submissions decreased 1% from the previous week while Purchase application submissions decreased 3% from one week earlier.
- The National Association of Home Builders (NAHB) housing market index came in above expectations in October, rising to the level of 37 vs the level of 33 expected. The previous level in September was 32.
- The ongoing government shutdown has delayed the release a handful of scheduled reports including jobless claims and the employment situation.
Review of Last Week
SOLID REBOUND… After the prior week's selloff, the stock market staged a convincing comeback, to finish on Friday with all three major indexes delivering solid gains for the week.
With the government shutdown delaying key economic data, traders focused on Q3 corporate earnings reports in which 85% of the companies reporting thus far have posted positive earnings surprises.
Even China trade concerns were allayed with President Trump's Truth Social post, “Don't worry about China, it will all be fine,” and the news he and President Xi had a lengthy phone conversation and will soon meet.
The week ended with the Dow UP 1.6%, to 46,191; the S&P 500 UP 1.7%, to 6,664; and the Nasdaq UP 2.1%, to 22,680.
Bonds also gained nicely overall, the 30-Year UMBS 5.0% UP 96 basis points, to 100.04.The national average 30-year fixed mortgage rate dropped again, as Freddie Mac’s weekly survey noted “a more favorable environment for those looking to buy a home.” Remember, mortgage rates can be extremely volatile, so check with your mortgage professional for up-to-the-minute information.
DID YOU KNOW… The latest data reveals mortgage payments on a median-priced home are now $283 lower than they were just a few months ago. That adds up to a savings of almost $3,400 a year.
Market Forecast
NEW AND EXISTING HOME SALES, INFLATION… The forecasts call for New Home Sales to be off a bit in September, but Existing Home Sales to tick higher. We'll get the September inflation read delayed by the government shutdown, which is expected to show the Consumer Price Index (CPI) holding steady.
Summary
Housing Starts and Building Permits were off in September, as builders focused on completions. Single-family completions came in nearly 7% higher than July, and almost 6% ahead of a year ago.
And the majority of builders are optimistic. This month's National Association of Home Builders sentiment index showed future sales expectations jumped nine points to 54, indicating the majority of builders are upbeat.
Rate locks on purchase mortgages outperformed in September, up 6% for the month and 9% year-over-year, as the ICE Mortgage Monitor indicated homebuyer affordability hit its best level in almost three years.
Can we sell yours?
So if you are in need of a listing agent, we would love the opportunity to see your home and meet you of course. My husband, Edward, and I, look forward to being the brokerage and team for you! You can reach out to us via email: [email protected] & [email protected] or telephone: 832-493-6685.
Read more:
If you are curious ‘How to get more money for your home when listing it for sale', check out this blog post.
I hope you have found this blog post super helpful. If there is anything else we can do for you, including helping you sell (or buy) a home, I would be honored to assist. I hope you have a great day/evening. Cheers, E + J.
We are so happy you found our little corner of the interwebs. We look forward to y'all reaching out to us. We love to answer questions and welcome them. Recently we created some local maps, and you can download those by clicking the image/link above. Below, you will find an index of some very helpful information to assist you in learning more about the Houston suburbs. If you are relocating to our neck of the woods, we hope you reach out to us, because we would love to help you by being your local realtor and friend. Thoughtfully written for you. Hugs, Jo.
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If you are overwhelmed..
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