The model-home rep doesn’t work for you
Nearly 44% of Houston listings have already cut their price. Plus what moved that week, five sub-markets, three homes worth a look — and why the nicest person in the model home is the builder’s agent, not yours.
This week in HoustonWhat actually changed since last Wednesday
Greater Houston (9-county metro) · single-family · live listing data · per HAR MLS via Repliers
Nearly three in seven homes on the market here are asking less than they did the day they listed — 16,271 of them, median cut 4.5%. Nationally that runs closer to 36%. Houston sellers keep adjusting faster than the country is. If you’re buying, list price is a starting point more often than it isn’t.
Sub-marketsHow that splits across the metro
Houston isn’t one market. Same week, same data, five very different reads. Median sale price and days on market: trailing 90 days of closed sales per HAR MLS. Price-cut share and active counts: live listing data as of the send date.
| Sub-market | Active · new this week | Median sale | Days on mkt | Cut price |
|---|---|---|---|---|
| Fort Bend / SouthwestRichmond · Missouri City · Sugar Land · Fulshear · Rosenberg · Stafford | 3,976 · 350 | $400,000 | 31 | 48.2% ▲2.7 |
| SouthPearland · Manvel · Rosharon · Alvin · Iowa Colony | 1,472 · 135 | $379,950 | 30 | 42.1% ▲1.8 |
| East / NortheastBaytown · Crosby · New Caney · Dayton · Huffman · Mont Belvieu | 2,153 · 191 | $275,000 | 34 | 49.0% ▼0.1 |
| NorthSpring · Conroe · Montgomery · The Woodlands | 5,043 · 453 | $374,000 | 29 | 45.8% ▲1.8 |
| NorthwestCypress · Magnolia · Tomball · Hockley · Waller | 4,046 · 337 | $357,990 | 35 | 49.3% ▲2.0 |
Market snapshotGreater Houston at a glance
9-county metro · single-family · trailing 90 days · per HAR MLS via Repliers · as of Aug 5, 2026
RatesThis week’s mortgage rates
The 30-yr fixed slipped to 6.75% — its lowest in about two weeks, and essentially flat against last Wednesday’s 6.76%. At 6.75%, principal & interest on a $350,000 home with 10% down runs about $2,043/month.
Source: Mortgage News Daily — 30-yr fixed and FHA as of Aug 4, 2026. Run your own numbers on my calculator.
From the blogThe nicest person in that model home doesn’t work for you
She’ll offer you a bottle of water, remember your kids’ names, and walk you through the whole thing so smoothly you’ll wonder why anyone bothers with an agent. And she’s good — genuinely, unusually good at her job. That’s the part worth sitting with. Her job is the builder’s side of the table. There’s just nobody in that room whose only job is you.
On the marketThree worth a look that week
Prices and status as of the send date; listings may have since sold or changed.
$104/sqft against the area’s $152 median; new to market that week.
See it on EddieWeir.com →$155/sqft against the area’s $170 median; reduced about $25K from original list.
See it on EddieWeir.com →$164/sqft against the area’s $185 median; reduced about $16K from original list.
See it on EddieWeir.com →Your equityYou don’t have to be selling to know your number
With about 5.3 months of supply, pricing and preparation decide everything right now. Even if a move is a year out, it’s worth ten minutes to know where you stand.
LocalAround Houston that week
- Movies on the Square: Back to the Future — Saturday 8/8, Sugar Land Town Square, free outdoor screening with free popcorn.
- Houston Restaurant Weeks — through 9/7, citywide. Prix-fixe menus benefiting the Houston Food Bank.
- Galveston ArtWalk — Saturday 8/8, The Strand, Galveston, free. Galleries and pop-up artists open late.
Buying, selling, or investing this year? Book a 15-minute call — I’ll send back something useful: a value on your home, a shortlist that fits, or the numbers on a deal. No pressure, no pitch.
