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 47 homes sold in the last two weeks, averaging a sale price of $235 a square foot. Fourty-Seven homes sold over the asking price, with one home selling 4% above the listing price.
Compared to the two weeks prior: Homes sold are up from 33 homes sold to 47 homes sold and the average sales price is also up to $816,276 ($772,210 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 homes are going, 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
Hello again, friends!
Hope your week is off to a great start. I wanted to pull back the curtain and share what I’m seeing in the greater Houston area real-estate landscape over the last couple of weeks — the good, the steady, and what’s shifting. Because whether you’re thinking of buying, selling, or just keeping an eye on things, awareness is power.
What’s Trending (and What It Means)
Inventory is hanging around at more comfortable levels.
We’re not in the fire-sale days of pastel price increases or frantic bidding wars everywhere — instead there’s a little more breathing room. For buyers, that means more time to look and make decisions without being pushed into a corner. For sellers, it means the time to prepare and polish matters more than ever.
Slight value softening in some segments—but not across the board.
Across Greater Houston, the average home values are down modestly (for example the average value in Houston is about $262 K, down ~3.2% year over year) according to recent data.
That said: homes in top-condition, desirable neighborhoods are still getting strong interest and holding value. So this “softening” largely applies to homes that need updates or are in less sought-after zones.
Mortgage rates remain in the mid-6% neighborhood.
They’ve eased a bit compared to peaks, but they’re not dropping overnight. For buyers, that means budgeting and readiness are still key. For sellers, knowing a buyer’s payment will feel the rate pressure helps set realistic expectations.
The fall season rhythm is setting in. 
Traditionally this time of year brings more measured activity — you’ll see fewer bidding wars, more price reductions, and buyers who are serious vs. just “seeing what’s out there.” The data backs this: homes are taking a bit longer to sell and more are seeing reductions.
So if you’re considering a move — either buying or selling — this “slower but steady” environment can work in your favor.
What This Means for Buyers
• If you’ve been waiting for a “perfect time,” this might be it. The pressure lessens, you’ve got more choices, and you’re in a better spot to negotiate.
• That said: the best homes (great condition, awesome location, move-in ready) still draw competition. Being pre-approved, ready to move, and clear on your must-haves vs nice-to-haves will put you ahead.
• Don’t overlook homes needing a little love. The discount is there in some cases — if you’re ready to update and budget for it.
• With rates still elevated, keep your payment comfort zone front and center. A lower price isn’t always better if you’re stretching for “dream home” and it blows your monthly budget.
What This Means for Sellers
• Presentation + pricing = priority. In this more balanced market, homes that look and feel ready (fresh, clean, well-staged) get more attention.
• If your home is in a strong location and in good shape: you can absolutely secure a great outcome. If your home needs work, you might face more competition or need to price a bit more competitively.
• Now is a good time to prep: declutter, refresh key spaces (kitchen, baths), get professional photos, highlight what sets your home apart.
• Consider the listing timing: since fall brings more serious buyers, listing sooner rather than later could capture those motivated buyers before year-end. But don’t rush without being ready.
My Two Cents
Here’s what I believe: We’re in the sweet spot of a market transition from “seller-dominated frenzy” to something closer to “buyer available, seller still strong if ready.” The panic and speed of a few years ago is gone; what’s left is opportunity for those who act with intelligence and preparation.
If you’re a buyer: this week is your invitation to move from watching into action—with the right guidance, you can win.
If you’re a seller: this week is your cue to pull on all the levers—condition, location, pricing will determine your success more than ever.
Ultimately: this market is about strategy over speed. The clients I see winning are those who know what they want, work with a trusted adviser (that’s where I come in), and act when the right moment appears.
What is happening in the real estate market nationally?
| MORTGAGE RATES CURRENTLY TRENDING | THIS WEEK'S POTENTIAL VOLATILITY |
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Notable News
- Jobless claims data shows some improvement. Watch Now >>
- Lead HousingWire analyst discusses the 50-year mortgage. Listen Now >>
- Mortgage demand from home buyers hits its highest level since September. Read Now >>
Market Recap
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Mortgage application submissions climbed 0.6% during the week ending 11/7. The Refinance Index decreased 3% from the previous week but was 147% higher than the same time last year. The seasonally adjusted Purchase Index increased 6% from one week earlier.
Review of Last Week
TWO UP, ONE DOWN… In the absence of economic data, traders juggled profit-taking, disappointing Fed-speak, and the end to the government shutdown, to finish the week with two major indexes up and one down.
Wall Streeters grappled with diminished expectations for a December Fed rate cut as they listened to FOMC members jabber on about needing to “continue putting pressure to bring inflation down.”
In a nod to putting downward pressure on prices, the President signed an order on Friday to make substantial cuts to tariffs on hundreds of food products, including beef, coffee, bananas, and tomatoes.
The week ended with the Dow UP 0.3%, to 47,147; the S&P 500 UP 0.1%, to 6,734; and the Nasdaq down 0.5%, to 22,901.
Overall, bonds made a small move lower, the 30-Year UMBS 5.0% sliding 8 basis points, to 99.08. Freddie Mac’s Mortgage Market Survey reported the national average 30-year fixed mortgage rate “essentially remained flat,” near lows for the year. Remember, mortgage rates can be extremely volatile, so check with your mortgage professional for up-to-the-minute information.
DID YOU KNOW… The NAR’s 2025 Profile of Home Buyers and Sellers found the top reason for selling is be closer to family or friends, followed by family and home size changes, indicating a market driven more by life stage than by profit-taking.
Market Forecast
HOME BUILDING, EXISTING HOME SALES, JOBS… The U.S. Census Bureau is open again and will report on October Housing Starts, expected to come in at around 1.340 million, with Building Permits a little higher. October Existing Home Sales are predicted to continue growing slowly. The Bureau of Labor Statistics said the September jobs report will be released this Thursday, but there are no forecasts for Nonfarm Payrolls, the Unemployment Rate, or any other metrics we watch.
Summary
The Mortgage Bankers Association (MBA) noted homebuying got off to its strongest November start in three years, as applications for purchase mortgages shot up 6% last week, coming in 31% higher than the same week a year ago.
The National Association of Realtors (NAR) reports more listings, and “with prices holding steady and homes spending slightly longer on the market, buyers will find more breathing room and more favorable conditions like price cuts.”
The MBA’s Mortgage Credit Availability Index rose in October to its highest level in three years. This expansion in mortgage availability was driven by growth in the conventional mortgages backed by Fannie Mae and Freddie Mac.
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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