Is the Houston housing market improving? Are buyers gaining leverage? Is now a good time to sell a home in Pearland or Friendswood?
The honest answer is: It depends on the city, neighborhood, price range, and competition.
I analyzed the latest July 2026 HAR MLS statistics for Houston-area single-family resale homes. I also reviewed resale activity in Pearland and Friendswood, removing new construction so we could get a clearer picture of what homeowners are experiencing.
The data shows that homes are selling, but this isn’t a market where every property will sell at any price. Buyers have choices, and successful sellers need the right combination of price, condition, presentation, and marketing.
Houston housing market by price range
Here’s how Houston-area single-family resale homes performed in July 2026 compared with July 2025:
$200,000–$249,999: Sales increased 7%, with 4.8 months of inventory.
$250,000–$299,999: Sales increased 3%, with 5.5 months of inventory.
$300,000–$399,999: Sales increased 11%, with 6.2 months of inventory.
$400,000–$499,999: Sales increased 3%, with 6.5 months of inventory.
$500,000–$749,999: Sales increased 7%, with 6.5 months of inventory.
$750,000–$999,999: Sales declined 2%, with 7.5 months of inventory.
$1 million and above: Sales increased 15%, with 6.3 months of inventory.
These numbers tell us something important: An increase in sales doesn’t automatically mean sellers have the advantage.
Closed sales measure how many homes sold. Months of inventory measures how much competition remains. We need both numbers to understand the market.
Houston home sales are increasing—but buyers still have choices
The $300,000–$399,999 price range recorded an 11% year-over-year increase in sales. That’s encouraging, especially since this is an important price range for many Houston-area buyers.
However, that same price range had 6.2 months of inventory.
In other words, more homes are selling, but sellers are still competing for buyer attention.
The luxury housing market tells a similar story. Sales of homes priced at $1 million and above increased 15%, but buyers still had 6.3 months of inventory from which to choose.
That’s why homeowners should be cautious when they hear a headline saying, “Houston home sales are up.” The statement may be accurate, but it doesn’t tell us how much competition a particular seller faces.
Which Houston price range is facing the most pressure?
The $750,000–$999,999 price range appears to be facing the greatest pressure.
Sales declined 2% compared with July 2025, while inventory reached 7.5 months—the highest among the price ranges reviewed.
That doesn’t mean homes in this range can’t sell. It means sellers must understand what buyers can purchase for the same money.
If several comparable homes are available, buyers will compare:
Price
Location
Condition
Updates
Floor plan
Lot size
Days on market
Seller concessions
Builder incentives
Overall value
An overpriced listing can unintentionally make a competing home look like the better opportunity.
What’s happening in the Pearland, Texas real estate market?
My resale-only Pearland market analysis included 366 active listings and 114 pending listings as of July 31, 2026.
Approximately 23.8% of the current resale listings reviewed were under contract. Pearland had an estimated 3.7 months of resale inventory based on the January–July 2026 sales pace.
The difference in market time also stood out:
Pearland homes under contract had a median of 16 days on market.
Pearland homes still active had a median of 34 days on market.
Pending homes had a median list price of approximately $375,000, compared with $415,000 for active listings.
That price difference doesn’t prove that price alone caused the homes to go under contract. The pending homes may differ in size, condition, age, or neighborhood. However, it does confirm that Pearland buyers are responding more quickly to certain segments of the market.
For someone selling a home in Pearland, the lesson is clear: Your home must compete against what buyers can purchase today—not what a neighbor sold for two years ago.
What’s happening in the Friendswood, Texas real estate market?
Friendswood currently shows stronger resale contract activity than the other nearby cities included in my local analysis.
As of July 31, 2026, the Friendswood resale market included 180 active listings and 76 pending listings.
Approximately 29.7% of the current resale listings reviewed were under contract. Friendswood had an estimated 3.5 months of inventory based on the January–July sales pace.
Market time showed a familiar pattern:
Friendswood homes under contract had a median of 18 days on market.
Friendswood homes still active had a median of 36 days on market.
The median price of pending listings was approximately $447,500, compared with $465,250 for active listings.
Friendswood remains an attractive market, but buyers still compare value carefully. School zoning, neighborhood, flood history, property condition, updates, lot characteristics, and price range can create very different results from one property to another.
That’s why a Friendswood home valuation should be based on closely comparable properties—not a broad citywide average.
What this market means for sellers
The Greater Houston real estate market isn’t collapsing. It also isn’t a market where sellers can choose any price and expect buyers to accept it.
Today’s successful sellers need to:
Study the current competition before setting the price.
Compare the home with active and pending listings—not only past sales.
Prepare the property to make a strong first impression.
Use professional photography and a compelling MLS presentation.
Monitor showing activity and buyer feedback.
Respond quickly when the market signals that an adjustment is needed.
The first few weeks on the market matter. A home that enters the market properly positioned can attract attention before the listing becomes stale.
What this market means for buyers
Houston-area buyers may have more opportunities to negotiate, particularly where inventory is elevated or a property has been on the market for an extended period.
Depending on the home and price range, buyers may be able to negotiate:
The sales price
Seller-paid closing costs
Interest-rate assistance
Repairs
A residential service contract
A flexible closing date
Other contract terms
But buyers shouldn’t assume that every seller is desperate. Properly positioned homes can still attract serious interest and move quickly.
The best strategy is to understand the property’s competition, sales history, condition, and current market position before writing an offer.
Is now a good time to buy or sell in Pearland or Friendswood?
There isn’t one answer for everyone.
For a seller, the decision may depend on equity, timing, property condition, competition, and the next move.
For a buyer, the decision may depend on interest rates, monthly payment, available inventory, negotiating opportunities, and how long the buyer plans to own the home.
The right question isn’t simply, “Is this a good market?”
The better question is: What’s happening in the specific market that matters to you?
That means examining the neighborhood, school district, property type, price range, active competition, pending activity, recent sales, and unsuccessful listings.
Local market knowledge matters
Houston is a large and diverse housing market. Pearland, Friendswood, Alvin, League City, and the surrounding communities don’t all move in the same direction or at the same speed.
Even within Pearland or Friendswood, market conditions can change from one neighborhood and price range to another.
Broad headlines are useful for understanding the overall direction of the Houston housing market. However, homeowners and buyers need local data before making a major financial decision.
If you’re thinking about buying or selling a home in Pearland, Friendswood, or the Greater Houston area, I’d be glad to help you understand what the current market means for your specific property and price range.
Danny Frank
The Pearland Real Estate Expert
REALTOR® | Coach | Mentor
Serving Pearland, Friendswood and the Greater Houston area
Sources: HAR MLS statistics for Houston-area single-family resale homes for July 2026 and a resale-only analysis of HAR MLS activity in Pearland and Friendswood through July 31, 2026. New-construction listings were excluded from the local resale analysis. Sales changes are year-over-year comparisons with July 2025.
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