If you only looked at one number, you might think Montgomery real estate had a rough August.
Montgomery ISD’s median sales price was down 18.7% from August 2025.
The Walden report showed the median sales price down 16.6%.
Whoa.
Before we all start panicking—or celebrating, depending on whether you're buying or selling—let's slow down.
Because this is exactly why I keep saying:
Real estate is LOCAL.
And August's numbers in Montgomery County are a pretty good example of why one headline doesn't tell the whole story.
Let's zoom in.
Montgomery County: 5.2 months of inventory
At the county level, August looked fairly balanced.
- Median sales price: $330,000, down 2.8%
- Active listings: 6,536, up 2%
- Closed sales: 1,160, down 14.6%
- Days on market: 58
- Total time from listing to closing: 92 days
- Inventory: 5.2 months
There are more homes available than we saw during the really tight markets of a few years ago, and buyers have more choices.
But that doesn't mean buyers can assume every seller is desperate.
And it certainly doesn't mean every home is declining in value.
It means buyers and sellers have to pay attention to the specific market they're actually in.
Now let's look at Montgomery ISD.
And this is where things get interesting.
The August report showed:
7.7 months of inventory.
That's considerably more supply than the county as a whole.
Active listings were up 17.4%, while closed sales were down 21.3%.
And yes, the median sales price was $345,495—down 18.7% from August 2025.
But here's something really important:
A median sales price is NOT the same thing as your home's value.
If the mix of homes that sold changes from one year to the next, the median can move quite a bit.
And in August, Montgomery ISD had 122 closed sales.
That is enough sales to give us useful information about the market—but it does not mean we can look at that 18.7% number and tell every homeowner, "Your house is worth 18.7% less."
That's not how this works.
Your neighborhood, your price range, your home's condition, size, updates, location and the competition you're facing all matter.
Which brings us to...
Walden.
First, one important disclaimer:
The report I received is labeled simply "Walden." It does not specify Walden on Lake Conroe, so I'm not going to pretend I know exactly which Walden communities are included in that particular report.
That's important when we're talking about data.
Now, here's what the report tells us.
The Walden numbers:
- Median sales price: $267,000, down 16.6%
- Active listings: 176, down 3.8%
- Closed sales: 26, down 13.3%
- Days on market: 71
- Total listing-to-closing time: 103 days
- Inventory: 7.5 months
At first glance, that 16.6% drop in median price jumps right off the page.
But then you look a little closer.
Inventory actually improved from 9.8 months last August to 7.5 months this August.
Active listings were down 3.8%.
And homes that sold averaged 71 days on the market—16 days faster than last year.
Only 26 homes closed in the report during August.
So once again, I would be very careful about turning a change in the median into a statement about what happened to the value of every home.
What sold matters.
That's one of the biggest lessons hidden inside real estate statistics.
And here's the part I really find interesting.
Normally, we expect real estate activity to cool off a little as summer ends and everyone gets back to school.
But my own business actually picked up as we headed into the back-to-school season.
Does that mean the market suddenly took off?
Nope. I'm not going to make that leap based on my own business.
But it does remind me of something I've said for years:
People don't buy and sell houses because a chart told them to.
They move because life happens.
Maybe someone is relocating.
Maybe a job changed.
Maybe they need more space.
Maybe they finally found the right house.
Maybe the seller priced the home where the market said it needed to be.
Maybe a buyer has been watching for six months and suddenly found the one.
There are a million different reasons a transaction happens.
And sometimes the right buyer and the right seller simply find each other at the right time.
So...is Montgomery a buyer's market?
Is it a seller's market?
Honestly?
That answer depends on where you are.
Montgomery County is one story.
Montgomery ISD is another.
The Walden report is another.
And even those are still too broad to tell you exactly what is happening with your house.
You can have one neighborhood where properly priced homes are getting attention and another where listings are sitting.
You can have one price range with plenty of competition and another with very little.
You can have a beautifully updated home competing against five homes that need work.
Same county.
Same month.
Very different experiences.
That's real estate.
The takeaway?
When someone tells you:
"It's a buyer's market."
Ask: Where?
When someone tells you:
"Home prices are down 18%."
Ask: Where—and which homes?
And when someone tells you:
"Now is the best time to buy or sell."
Ask:
Best for whom?
Because the numbers matter.
But the story behind the numbers matters more.
And that is why I will keep saying it:
Texas is the big picture.
Your neighborhood is the story.
If you're thinking about buying or selling in Montgomery, Walden or anywhere around Lake Conroe, let's talk about your specific market—not just the headline.
For all your real estate needs, get Jacque!
#GetJacque #INCrealty #TXRealEstate #MontgomeryTX #LakeConroe #RealEstateIsLocal
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Three reports. Three VERY different real estate stories. 👀
If you only looked at the headlines, you might think Montgomery real estate got hit pretty hard in August.
Montgomery ISD: median sales price ↓ 18.7%
Walden report: median sales price ↓ 16.6%
Montgomery County: median sales price ↓ 2.8%
But hold on...
That does NOT mean every home in those areas lost that percentage of value.
In fact, the Walden report shows something else interesting: inventory improved from 9.8 months to 7.5 months, active listings were down, and homes sold 16 days faster than last year.
So what's really going on?
That's the story behind the numbers.
And it's exactly why I keep saying real estate is LOCAL.
Montgomery County, Montgomery ISD and even a neighborhood can tell completely different stories in the same month.
My own business actually picked up as we headed back to school—which doesn't mean the market suddenly took off. It means people move for a LOT of different reasons.
The right buyer.
The right house.
The right price.
The right time.
That's real estate.
Want to know what's actually happening where YOU live? That's a much better question than "How's the market?"
👇 Read the full August Montgomery market recap.
Call me if you want to find out what the market is like in your neighborhood. (214) 770-3608
#GetJacque #INCrealty #TXRealEstate #MontgomeryTX #LakeConroe #RealEstateIsLocal