What’s Happening Now (And What I Expect Next)

If you’ve been wondering what’s really happening in the Texas real estate market, January gave us some clear direction.

And no — the sky is not falling.
But yes — the market is shifting.

Let’s break it down.

📊 Texas Median Home Price – January 2026

The median home price in Texas came in at $321,000, which is down 1.5% compared to January 2025.

Before anyone panics — that’s not dramatic. A 1.5% adjustment is more of a stabilization than a correction.

After years of rapid appreciation, small shifts like this usually mean:

  • Buyers have more negotiating power

  • Sellers need a sharper pricing strategy

  • The market is normalizing

And honestly? That’s healthy.

🏠 Active Listings Up 11.7%

There were 131,977 active listings statewide, up 11.7% year-over-year.

That’s one of the biggest storylines.

More listings means:
✔ Buyers have options
✔ Less frenzy
✔ More thoughtful decision-making
✔ Greater opportunity to negotiate

For sellers, it means preparation and pricing matter more than ever.

📉 Closed Sales Down 3%

Closed sales dipped 3% compared to last January, with 19,178 homes sold.

That’s not a crash — it reflects:

  • Higher inventory

  • Longer decision timelines

  • Buyers being more selective

In areas like Montgomery, Lake Conroe, and DFW, we’re still seeing movement — just with more strategy involved.

⏳ Days on Market & Inventory

Homes averaged:

  • 80 days on market

  • 34 days to close

  • 114 total days from list to keys

That’s about 5 days longer than last January.

Months of inventory climbed to 4.7 months, compared to 4.3 months a year ago.

Here’s why that matters:

  • Under 4 months = Seller’s market

  • 4–6 months = Balanced market

  • 6+ months = Buyer’s market

Right now, we’re sitting in a balanced market.

Not extreme. Not crashing. Not frenzy. Balanced.

🔮 What I Expect for February

Here’s my take.

I expect February to show an increase in buyer activity compared to January — and possibly a slight tightening of inventory.

January is traditionally slower. People are coming off the holidays, resetting budgets, and easing into the year.

But historically, once we hit mid-to-late February:

  • Buyers start touring more seriously

  • Pre-approvals turn into offers

  • Spring momentum builds

  • Inventory begins getting absorbed

If that trend holds, we could see:

  • More competition than January

  • Stronger pricing for well-prepared homes

  • Less room for hesitation

That’s normal seasonal movement — not market drama.

💡 What This Means for Buyers

Right now:

  • You have choices.

  • You can negotiate.

  • You don’t have to rush into anything.

But if buyer activity increases in February and March, that window could narrow.

And remember — some of the best deals are homes that have been sitting because buyers can’t see past paint colors, clutter, or minor cosmetic issues.

Paint is temporary.
Location and layout are not.

💼 What This Means for Sellers

If you’re thinking about selling in Montgomery, Lake Conroe, or DFW:

  • Preparation matters.

  • Pricing correctly from day one matters.

  • Presentation matters.

  • Strategy matters.

We’re no longer in the “throw a sign in the yard and wait for 10 offers” market.

But well-positioned homes are absolutely still selling.

🏡 Bottom Line – January 2026 Texas Housing Market

The Texas housing market is adjusting — not collapsing.

It’s more balanced.
More strategic.
More opportunity-driven.

And in this kind of market, experience matters.

If you’re wondering how these statewide numbers impact your neighborhood specifically, let’s talk.

📲 Thinking about buying or selling in 2026?
Message me for a personalized market breakdown.

For all your real estate needs, get Jacque!
Serving Montgomery • Lake Conroe • DFW & beyond.