A 90-day market update for Spring, The Woodlands, Klein, Cypress, Atascocita, Humble, and Conroe, built on Houston Association of Realtors Multiple Listing Service data.
01The Big Picture
If you only looked at August, North Houston would look like it hit a wall. The Woodlands’ median sold price was down 13.8% from last August, and Klein’s was down 11.6%. But one month of closings is a noisy snapshot. When you look at the full 90 days of summer, June through August, the picture is much calmer and more mixed: three of the eight areas in this report actually gained value, two were essentially flat, and three posted real declines.
That fits the backdrop across the region. The Houston Association of Realtors counted 40,750 active single-family listings in July, the most it has ever recorded, while the metro median price edged up just 0.6% to $340,000. Buyers have more choices than they have had in years, and they are using them selectively rather than walking away. Across all single-family sales in the Multiple Listing Service, the 90-day median slipped only 0.6%.
| Area | 90-day median June–Aug 2026 | 90-day change | August 2026 median | August change | Days on market (90-day average) | 90-day closed sales change |
|---|---|---|---|---|---|---|
| HumbleHumble Area East, South & West | $255,000 | +4.1% | $249,000 | +3.8% | 60 days−25 days | 0.0% |
| CypressCypress North | $390,000 | +2.4% | $360,775 | −6.8% | 60 days+1 days | −8.0% |
| ConroeConroe Northeast, Southeast & Southwest | $324,500 | +1.5% | $299,990 | −4.3% | 90 days+13 days | −0.9% |
| KleinSpring/Klein/Tomball | $358,500 | −0.4% | $340,500 | −11.6% | 60 days+3 days | −8.8% |
| SpringSpring Northeast | $410,000 | −1.2% | $410,000 | +1.6% | 75 days+11 days | +2.4% |
| SpringSpring East | $245,000 | −5.8% | $242,000 | −6.6% | 90 days+15 days | −17.4% |
| AtascocitaAtascocita South | $284,000 | −6.9% | $279,826 | −8.3% | 62 days−12 days | +7.7% |
| The WoodlandsThe Woodlands | $640,500 | −7.8% | $594,500 | −13.8% | 48 days+15 days | −0.2% |
| Greater HoustonAll single-family sales | $338,000 | −0.6% | $330,000 | −1.5% | 84 days+7 days | −1.4% |
0290-Day Price Changes by Area
The chart below compares each area’s median sold price for June through August 2026 with the same three months of 2025.
Humble led the way, up 4.1% to a $255,000 median, followed by Cypress, up 2.4% to $390,000, and Conroe, up 1.5% to $324,500. Klein ($358,500) and Spring Northeast ($410,000) were close to flat. The real declines came in Spring East, down 5.8% to $245,000; Atascocita, down 6.9% to $284,000; and The Woodlands, down 7.8% to $640,500.
Even after its decline, The Woodlands remains the premium market in this group, with a median nearly 90% above the Greater Houston figure of $338,000. And Klein is a good example of why the 90-day view matters: its August median alone was down 11.6%, but across the whole summer, prices were essentially unchanged.
03The Summer Price Path
These panels track the median sold price in each area month by month, with last August’s median shown as a dashed reference line.
In seven of the eight areas, August’s median came in below June’s, and the same late-summer slide shows up across Greater Houston, from $342,495 in June to $330,000 in August. Spring Northeast was the lone exception, finishing August 2.5% above June. Only two areas, Humble and Spring Northeast, closed August above their August 2025 medians. Keep in mind that some August sales are still being recorded, so that final month may shift slightly.
04How Fast Homes Are Selling
Days on market here is the average cumulative days on market for homes sold from June through August, which counts time from any earlier listing of the same home. The black tick on each bar shows the same months last year.
The Woodlands is still the fastest-selling area at 48 days, but that is 15 days slower than last summer’s 33. Humble improved the most, cutting its average from 85 days to 60, and Atascocita sped up from 74 to 62. At the other end, Spring East and Conroe are the slowest at 90 days each, 15 and 13 days longer than a year ago, and the only two areas selling slower than the Greater Houston average of 84 days.
05How Much Room Buyers Have
The sale-price-to-original-list-price ratio shows how much of their first asking price sellers actually collect. When it drops, buyers are negotiating harder; when it rises, sellers are holding their ground.
Sellers gained ground in Atascocita, where homes sold for 97.8% of original list price in August, up from 94.9% a year earlier, and in Conroe (95.4%, up from 93.9%) and Humble (96.8%, up from 95.7%). Buyers gained ground in The Woodlands (96.6%, down from 97.6%), Cypress (96.5%, down from 97.4%), and Klein (96.8%, down from 97.4%). Closed sales tell a related story: over the 90 days, Spring East closings fell 17.4%, Klein’s fell 8.8%, and Cypress’s fell 8.0%, while Atascocita’s rose 7.7%.
06Area-by-Area Breakdown
The strongest summer in this report: the 90-day median rose 4.1% and average days on market dropped by 25, from 85 to 60. With about 135 closings over the period, this is a smaller sample, so month-to-month numbers can swing.
One of three areas with a 90-day gain, and the sales pace is essentially unchanged at 60 days. Fewer closings (down 8.0%) and slightly deeper discounts in August, at 96.5% of original list versus 97.4%, are worth watching.
Up 1.5% on steady volume of 866 closings, but homes are taking 13 days longer to sell, tied for the slowest pace in this report. On the positive side for sellers, August sale prices held at 95.4% of original list, up from 93.9%.
Prices held, down just 0.4%, and homes sell in about 60 days, only 3 days slower than last summer. Closed sales slipped 8.8%. August’s single-month drop of 11.6% looks like noise next to the steadier 90-day picture.
Nearly flat on price at −1.2%, with closed sales up 2.4%. It is the only area whose August median finished above its June median. The catch: homes are taking 11 days longer to sell than last summer.
The most affordable area in this report, and the one with the softest demand. Closed sales fell 17.4% and average days on market rose by 15 to 90. Sellers here need sharp pricing and patience.
Mixed signals. The median fell 6.9%, yet closings rose 7.7%, homes sold 12 days faster, and August sale prices came in at 97.8% of original list, up from 94.9%. That points to more activity at lower price points rather than broad price weakness.
The premium market softened the most: the 90-day median fell 7.8% and homes took 15 days longer to sell, though they still sell faster than anywhere else in this report. Closed sales held steady at 470 versus 471 last summer, so buyers have not left. They are paying less and negotiating harder, with August sale prices slipping to 96.6% of original list.
07What This Means for Sellers and Buyers
If you are selling
Price to the last 90 days of closed sales in your own subdivision, not to last spring’s headlines or a single month’s swing. In The Woodlands, Spring East, and Conroe, where homes are taking 13 to 15 days longer to sell than last summer, plan for a longer runway and make your first two weeks on the market count, because listing high and cutting later usually nets less. If you are working against a deadline, such as a relocation, a probate sale, or a looming foreclosure date, build in extra time: average days on market in these areas now run from 48 to 90.
If you are buying
Spring East and Conroe offer the most negotiating room right now, with homes averaging 90 days on the market. In The Woodlands, Cypress, and Klein, sellers are accepting slightly bigger discounts than last year, so ask for seller-paid closing costs or an interest rate buydown rather than focusing only on price. In Humble and Atascocita, homes are selling faster and closer to list price than a year ago, so well-priced homes there will not wait long.
How We Measured This
All area figures were pulled from the Houston Association of Realtors Multiple Listing Service (Matrix) on September 11, 2026, and cover single-family homes sold at all price points. Areas follow Houston Association of Realtors Geo Market boundaries, which do not match city limits: “Klein” reflects Spring/Klein/Tomball, “Cypress” reflects Cypress North, and “Atascocita” reflects Atascocita South. Humble combines Humble Area East, South, and West, and Conroe combines Conroe Northeast, Southeast, and Southwest; their medians were calculated from all sales in those areas together, not by averaging the separate medians.
The 90-day figures compare June 1 through August 31, 2026, with the same dates in 2025. Days on market is the average cumulative days on market for homes sold in those windows. The sale-to-original-list ratio compares August 2026 with August 2025. Greater Houston reflects all single-family sales in the Multiple Listing Service. Some August 2026 closings are still being recorded, which can understate that month’s sales and slightly shift its median. The July inventory and metro price figures come from the Houston Association of Realtors July 2026 Housing Market Update.
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Frequently Asked Questions
Somewhat. The median sold price from June through August 2026 was $640,500, down 7.8% from $695,000 over the same months of 2025, and homes took an average of 48 days to sell compared with 33. August alone showed a 13.8% drop, but single-month medians in higher-priced markets swing with how many luxury homes happen to close, so the 90-day trend is the better gauge.
Humble posted the biggest gain, with its 90-day median up 4.1% to $255,000 and homes selling 25 days faster than last summer. Cypress (up 2.4%) and Conroe (up 1.5%) also finished the summer higher.
Spring East and Conroe, where homes averaged 90 days on the market over the summer. Spring East also saw closed sales fall 17.4%. In The Woodlands, Cypress, and Klein, sellers accepted slightly larger discounts from their original list prices than a year ago. Conditions vary by subdivision, so a neighborhood-level comparable sales review is the best guide for a specific home.