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Katy-Fulshear-Simonton Monthly Market Report – November 2025

November felt like a steady, working market rather than a sprint. Buyers had more to choose from, but well prepared listings still moved at a healthy clip, especially in the stronger school zones and the big master planned communities. New construction continued to pull serious traffic, but used homes with the right pricing and presentation held their ground.

Across Katy, Fulshear, Richmond, Brookshire, Simonton and Wallis, the overall picture for late fall is a modest seller tilt, not the overheated market of a few years ago and not a soft buyer market either.

At a Glance

• Territory: 77494, 77441, 77423, 77485/77476, 77406, 77450, 77407
• Total Active Listings (All): about 1,951 homes on the market, roughly three quarters used and one quarter new construction
• Sold Last 180 Days: about 3,228 closings across new and used, giving us a strong six month sales base
• Months of Supply (All): roughly 3.0 months, with new construction around 2.0 months and used homes closer to 3.8
• 30 year and 15 year Fixed Mortgage Snapshot: Bankrate late November readings put the 30 year fixed near 6.3 percent and 15 year fixed near 5.6 percent for buyers locking rates in that window (Bankrate)

Market Conditions

When you translate the statistics into plain English, our local market is operating as a mild seller market that feels close to balanced in many price ranges. With roughly three months of supply overall, buyers are not forced into the kind of panic decisions we saw in 2021, but sellers still hold the advantage if they price in line with recent closings and show well.

Over the last 180 days, more than three thousand homes have closed in our Katy Fulshear Simonton corridor. At the same time, about 627 homes are under contract, and just under two thousand are still active. If you divide that six month history into a monthly pace, the market is absorbing a little over 640 homes per month. That is what pulls overall months of supply down near three.

New construction is the tightest segment. With only about 533 active new homes and 347 already under contract, builders have roughly two months of inventory to work through at the current pace. Used homes sit closer to four months of supply, which is still healthy but gives buyers a bit more room to compare, negotiate, and ask for repairs or concessions.

Nationally, the National Association of Realtors reported existing home sales running at about a 4.1 million annual pace in October, with a median price around 415,000 dollars and roughly 4.4 months of inventory. (National Association of REALTORS®) Our territory is tighter than that on inventory, but not wildly out of line, which helps explain why well priced homes here are moving steadily rather than exploding upward in price.

On the ground, showings in November felt focused. Good listings in the main commuter zips still saw steady traffic in the first two weeks. Homes that pushed price too hard, or skipped basic prep, tended to sit past the 30 day mark and slip into that second tier in buyers minds, even if the bones were good.

New vs Used

The split between new construction and used homes tells an important story this month.

On the new side, inventory is concentrated in the big Fulshear and Richmond communities, plus pockets in Brookshire and along the fringe of Katy. New homes account for roughly 1 in 4 active listings, but they punch above their weight in the contract pipeline. New construction has about 2.0 months of supply, compared with roughly 3.8 months for used homes. That means buyers who are set on brand new have fewer true choices than they might assume from the billboard count.

Median pricing underscores that balance. Across all sales in the last 180 days, the median sold price lands near 435,000 dollars, with a median sold price per square foot in the low 170s and a median days on market around 48 days. New homes cluster with a median price just over the low 400s and a slightly higher price per square foot than used homes, reflecting more efficient layouts and current finishes. Used homes show a somewhat higher median price but a slightly lower price per square foot, which often signals larger lots or older floor plans with more square footage for the money.

Time on market differs too. Used homes are still getting contracts a bit faster, with a median cumulative days on market in the mid 40s. New construction tends to sit closer to the mid 50s as buyers compare incentives, lots, and floor plans across several builders before committing. In practice, a clean, updated resale in a mature Katy ISD neighborhood can go under contract in well under 30 days if it is priced near recent comps, while a brand new home in a big community may see more shoppers but a slightly longer decision cycle.

For sellers, the takeaway is that used homes need to win on value story and presentation, not just square footage. For buyers, especially those open to both options, it can pay to walk one or two resales in the same price band as the model home you like. Often a resale in a nearby section offers a larger yard, established trees, and quicker close in exchange for a little paint and cosmetic updating.

City and Zip Spotlights

Katy remains one of the fastest moving parts of the territory. Roughly a thousand closings over the last six months gives Katy very deep comparables. The median sold price sits close to 475,000 dollars, with a median price per square foot around 173 and a median days on market in the mid 30s. In practical terms, well prepared homes in Cinco Ranch, Grand Lakes, and the stronger Katy ISD pockets of 77494 and 77450 are still seeing serious traffic in the first two weekends if they launch at the right price.

Fulshear continues to lean heavily on new construction. In the 77441 zip, about 70 percent of recent closings were new homes, driven by master planned communities like Cross Creek Ranch, Cross Creek West, Tamarron, Candela, and Jordan Ranch. The median sold price hovers near 450,000 dollars, with price per square foot in the mid 170s and a median days on market in the upper 40s. New homes there are moving, but buyers are taking time to compare incentives, lot premiums, and future phases, which stretches some listings into the 60 day range if pricing is ambitious.

Richmond shows the largest volume of closings overall, supported by 77406 and 77407. The median price for the Richmond addresses in this corridor is just over 415,000 dollars, with a similar price per square foot to Katy but a noticeably higher median days on market in the mid 50s. Communities like Harvest Green, Pecan Grove, Long Meadow Farms, Lakes of Bella Terra, and Aliana offer a mix of older and newer sections. Homes that are updated to match newer construction styling move noticeably quicker than those that still show original finishes from the early 2000s.

Brookshire and the I 10 west side, including 77423, show a more budget friendly price point. The median sold price lands near 350,000 dollars, with price per square foot in the low 170s and a median days on market in the low 70s. This is one of the areas where buyers have a bit more leverage to push on price and seller concessions, especially on the edges of the larger new communities.

Simonton and Wallis, grouped under 77485 and 77476, remain small but important niches for buyers who want land and a more rural feel. Over the past six months there have been about two dozen closings, with a combined median sold price around 339,000 dollars, a price per square foot in the high 160s, and a median days on market around 60. These homes can sit longer when priced as if they are inside the main master planned communities, but they attract committed buyers who value elbow room once the price matches the setting.

On the zip code level, a few contrasts stand out:

• 77494 (Katy) continues to carry one of the highest medians, around 534,500 dollars, and one of the quickest median DOM readings, in the upper 30s.
• 77441 (Fulshear) is close behind on price with a median around 450,000 dollars, but days on market stretch into the upper 40s given the strong new construction presence.
• 77406 (Richmond) and 77407 (Richmond/Fort Bend) offer a wide range of product, with medians in the low to mid 400s and DOM in the low 50s to low 60s, depending on age and finish level.
• 77423 (Brookshire) runs lower on price and higher on DOM, which can be an opportunity zone for buyers who value space over commute time.
• 77485/77476 (Simonton/Wallis) behave like a hybrid of acreage and small town housing, with pricing under the core Katy and Fulshear zips but a smaller buyer pool, so patience is often required on both sides of the table.

Pricing and Value Signals

Looking at the last 180 days of closings, the heart of the market sits between the low 300s and the mid 500s. Homes under about 350,000 dollars make up a large share of the recent sales and see a median days on market in the mid 40s. The 350,000 to 500,000 dollar band is the largest single slice of the market, with median days on market around 50 days and a price per square foot in the high 160s.

From 500,000 to 750,000 dollars, the median price per square foot climbs into the upper 170s while days on market hold in the low 50s. That tells us move up buyers are still active, but they are more picky about presentation and finishes. At 750,000 dollars and above, interestingly, days on market actually move back down toward the low 40s while price per square foot pushes above 200. These buyers are fewer in number, but when the right property appears in Weston Lakes, high end sections of Cross Creek, or custom pockets along the Brazos, they move quickly.

Pool homes form a clear premium tier. Across the territory, homes with a private pool closed with a median price around the high 600s and a noticeably higher price per square foot than similar homes without a pool. For sellers, that means a well maintained pool is a real asset in pricing discussions, especially in the summer and early fall months. For buyers, it means that willing to do a pool later or buy without one can open up pricing that is otherwise out of reach.

Age and condition also show up strongly in the numbers. Pre 2000 homes in good locations can still offer very competitive pricing per square foot, but buyers are careful about deferred maintenance and big ticket systems. Construction from the 2010s through early 2020s tends to bring slightly higher pricing per square foot and a bit longer time on market, especially when there is a close by new section for buyers to compare. Builders have effectively set a ceiling in many neighborhoods; resales that try to price above the brand new product on a nearby street usually end up taking price reductions.

Days on Market and Price Movement

Across all sales, the median cumulative days on market sits near 48 days, but the distribution tells the real story. Roughly 38 percent of homes are still going under contract within the first 30 days. Another 19 percent find a buyer in the 31 to 60 day window. Past 60 days the odds of needing a price adjustment climb sharply, and by 90 days and beyond, nearly a third of listings still on the market have already gone through at least one reprice.

On the active side, about 22 percent of used listings and roughly 40 percent of new construction listings have already taken at least one price reduction. Among homes that are under contract, about 11 percent of used pendings and roughly 20 percent of new home pendings show at least one previous reduction. That gap between actives and pendings confirms what we are hearing in conversations with buyers: they will stretch a bit for a home that was priced well from the start, but they are ruthless about skipping past stale listings that still look overpriced.

For sellers, the timing of the first adjustment is critical. In this market, if you pass the 21 to 28 day mark with solid showing counts but no serious offers, it is usually better to make one meaningful adjustment than to stack a series of small cuts. A ten to fifteen thousand dollar change that brings you in line with similar sold homes often triggers a new wave of showings and a fresh look in buyers online searches. Tiny reductions that do not change your position relative to competing listings rarely move the needle.

Optional Notes on Schools and Amenities

School district lines continue to matter. Katy ISD addresses in our territory, especially in 77494 and 77450, are closing at a higher median price and in fewer days on market than similar homes in surrounding districts. Lamar Consolidated ISD covers a large share of Richmond and Fulshear and offers a wide range of pricing tiers, but the newer campuses and better rated feeder patterns still command a premium inside that district. Fort Bend ISD pockets on the east side of the territory are more mixed, with some sections moving briskly and others sitting longer when pricing does not account for age and updates.

Amenities also shape pricing. Homes on lakes, greenbelt lots, or within walking distance of neighborhood pools and recreation centers in the big master planned communities are consistently closing faster and closer to list price than interior lots on busier streets. Buyers have become more sensitive to lifestyle features since the pandemic, and that remains visible in the way certain sections of Cross Creek Ranch, Harvest Green, and Tamarron outperform the wider zip.

What This Means if You are Selling

If you plan to sell in the next few months, think of our current market as firm but not frothy. You still have the upper hand if you prepare and price correctly, but buyers have enough choices to walk away from anything that feels overpriced or under prepared.

Start with your pricing lane. Look closely at recent closings within the last three to four months in your immediate area, not just the active listings. In a market running at about three months of supply, today’s buyers care far more about what actually closed than about the wish list prices of your neighbors. If you are in Katy ISD or the stronger parts of Lamar ISD, you can usually price near the top of the recent sold range if your condition and updates match or beat those comps.

Next, focus on presentation. Homes that sell inside the first 30 days almost always have clean, neutral interiors, fresh paint where needed, good lighting, and professional level photography. Simple prep like neutralizing walls, decluttering, and addressing obvious punch list items before you go live can be the difference between a clean sale in the first month and a drawn out listing that ends in a price cut. In this environment, it pays to have the home ready for the second showing before the first buyer ever walks in the door.

Finally, have a plan for adjustments. Before you list, decide at what point you will consider a price change if the market is not responding. A clear strategy, such as reviewing feedback and activity at the three week mark and adjusting once if needed, will save you from emotional decision making later. The numbers this month are very clear that homes which lag beyond 60 to 90 days without a meaningful change tend to close below where they could have if they had been priced correctly from the start.

What This Means if You are Buying

For buyers, this is a good market to be decisive, not rushed. You have more inventory to choose from than in the boom years, including both new and used options in almost every zip, but you still have competition on the best listings.

In the first time and move up ranges under about 500,000 dollars, plan to be pre approved, understand your payment comfort zone at current rates, and be ready to move quickly when a home matches your needs at a fair price. With 30 year fixed rates hovering in the mid 6 percent range and 15 year loans in the mid 5 percent range as we close November, payment structure matters as much as headline price. (Bankrate) Asking for a seller credit toward closing costs or a modest rate buydown can be more powerful than squeezing the last few thousand off the contract price, especially if you plan to refinance later when rates move again.

If you are choosing between new and used, think carefully about your timeline and tolerance for repairs. New construction in Fulshear, Richmond, and Brookshire offers attractive incentives and energy efficient designs, but you may face a bit more competition on preferred lots and floor plans. Resale homes in mature Katy and Richmond neighborhoods may have older systems, but they often offer established trees, shorter commutes, and completed community amenities. The numbers this month show that buyers who remain flexible on age and finish often have more negotiating room, especially in the 60 plus days on market group.

For out of state buyers considering Houston and the Energy Corridor, the Katy Fulshear Simonton corridor continues to offer a wide spectrum of price points, school options, and community styles. Understanding how each zip behaves on price, days on market, and inventory will help you narrow your search quickly. A focused tour of key neighborhoods in 77494, 77441, 77406, and 77423 can usually clarify where your budget and lifestyle line up best.

Methodology and Notes

This report looks at current active and pending listings along with homes that have closed within roughly the last 180 days in our core territory. Pending status includes homes marked Pending, Option Pending, or Pending Continue to Show. Sold figures, including median price, median price per square foot, and days on market, are calculated only from closed sales. Months of supply is estimated by comparing the current number of active listings to the recent pace of sales plus pendings, expressed as an approximate number of months it would take to clear today’s inventory if no new listings were added.