The market didn’t slow down. It stopped believing the list price.
44.5% of Greater Houston listings have already cut their price — and the share has climbed every week since we started counting. Here’s the week’s read: what moved, five sub-markets, and three homes worth a look.
This week in HoustonWhat actually changed since last Wednesday
Greater Houston (9-county metro) · single-family · live listing data · per HAR MLS via Repliers
16,550 homes on the market here are asking less than they did the day they listed — 44.5% of everything for sale, median cut 4.5%. That is 279 more than last week, and the share has climbed every week since we started counting. 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 — and the spread between them is wider than the metro number suggests. Median sale price and average 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 | Avg DOM | Cut price |
|---|---|---|---|---|
| Fort Bend / SouthwestRichmond · Missouri City · Sugar Land · Fulshear · Rosenberg · Stafford | 3,962 · 349 | $399,000 | 47 | 49.3% ▲1.1 |
| SouthPearland · Manvel · Rosharon · Alvin · Iowa Colony · Medical Center South | 1,482 · 146 | $375,000 | 52 | 44.1% ▲2.0 |
| East / NortheastBaytown · Crosby · New Caney · Dayton · Huffman · Mont Belvieu | 2,177 · 190 | $278,000 | 54 | 49.3% ▲0.3 |
| NorthSpring · Conroe · Montgomery · The Woodlands | 5,094 · 485 | $370,000 | 49 | 46.3% ▲0.5 |
| NorthwestCypress · Magnolia · Tomball · Hockley · Waller | 4,018 · 368 | $359,900 | 52 | 49.2% ▼0.1 |
Market snapshotGreater Houston at a glance
9-county metro · single-family · trailing 90 days · per HAR MLS via Repliers · as of Aug 11, 2026
RatesThis week’s mortgage rates
Rates hit a three-week low on Friday, then ticked back up a hair to 6.76% — one basis point above where they sat last Wednesday. Two weeks of movement, and we landed almost exactly where we started. At 6.76%, principal & interest on a $350,000 home with 10% down runs about $2,045/month. FHA is unchanged at 6.29%.
Source: Mortgage News Daily — 30-yr fixed and FHA as of Aug 10, 2026. Run your own numbers on my calculator.
From the blogNearly half of Houston’s listings have cut their price
16,550 homes on the market are asking less than they did on day one — 44.5% of everything for sale. Meanwhile homes that sell are still averaging 49 days at 97.6% of list. Both are true, and the reason is timing: the negotiation moved earlier. Sellers are listing high, watching the market not respond, cutting, and then selling close to the new number.
On the marketThree worth a look that week
What caught my eye across Greater Houston — good to tour, to price against, or to run numbers on. Prices and status as of the send date; listings may have since sold or changed.
A 2024 build at $101/sqft in an area running $171 — but the gap is the terms, not the house. Short sale: the lender has to approve the price, so expect 60–90 days to close and as-is condition. Real value if your timeline can absorb the wait.
See it on EddieWeir.com →$124/sqft against the area’s $159 median; new to market that week.
See it on EddieWeir.com →$173/sqft against the area’s $249 median; reduced about $21K from original list. Westbury, built 1965 — an area with flood history. Ask me before you tour it and I’ll pull the seller’s disclosure, the flood zone, and the claims history.
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
- 1877 Tall Ship ELISSA Homecoming — Saturday 8/15, Pier 21, Galveston, free. The Official Tall Ship of Texas sailed home from the Galveston 250 voyage.
- The H-Town Disco Show — Friday 8/14, Miller Outdoor Theatre, free. Bee Gees and Donna Summer under the stars in Hermann Park.
- Houston Restaurant Weeks — through 9/7, citywide. Prix-fixe menus benefiting the Houston Food Bank.
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.
