This autumn, we're seeing a noticeable shift across the housing market, not just here in Fort Bend and Harris County, but nationwide. The median listing price per square foot dropped about 2% year-over-year in mid-Q3, marking the tenth straight month of annual declines. Many sellers are now adjusting their expectations after several years of rapid property value growth. Higher mortgage rates and ongoing economic uncertainty have prompted buyers to take a more careful approach, spending extra time evaluating their financing options and the real value of homes on the market.

As a broker with more than 17 years of experience serving Houston, the Dallas Metroplex, and surrounding counties, I’ve observed homeowners becoming increasingly flexible with pricing as we head into the fall season. This creates valuable opportunities for pre-approved buyers: with more homes available, it’s a great time to compare options, negotiate favorable terms, and explore neighborhoods that might have seemed unattainable before. My team and I are committed to guiding you through these changing conditions with the same high standard of service we’ve always provided.

Recent housing data is giving buyers in our area a new edge. In late Q3, about 21% of homes on the market had price cuts, and active inventory reached over 1.16 million homes—nearing pre-pandemic levels. Despite more choices, many buyers are still weighing their options carefully: homes under contract fell around 4% year over year for the second month in a row, a clear sign that higher mortgage rates are keeping affordability front and center. The national median list price sits at approximately $419,000, down 1% month-over-month and year-over-year—making it the eleventh consecutive month of yearly price declines. Price per square foot also dipped about 2% compared to last year. Sellers are staying active, with only 6% of listings delisted (steady with last year), while more are making price adjustments and opening the door to negotiation. The big question: Will further price cuts bring more buyers to the table, or will increased supply and softer demand keep stretching this adjustment phase? After 17 years guiding buyers and sellers across Houston, Fort Bend, Harris, and surrounding counties, I’m watching these shifts closely to help my clients make informed choices in this dynamic market.

Charming time capsule of 1949. This cozy and rustic home! This bedroom features 4 beds 1.5 baths at an affordable price. The property has a large lot and a bonus 4th separate bed that can be rented out or used for the mother in law suite. You will enjoy having barbecue is the outdoor patio. In the ever-growing Wharton community. If you enjoy walking trails there is one near by. come make this house yours.

Across the country, we’re seeing new construction homes becoming a compelling value for buyers. Builders are responding to today’s market by adjusting prices and offering incentives—perks like mortgage rate buydowns—that many resale sellers simply can’t match. With so many current homeowners choosing to stay put due to their existing mortgage rates, the supply of resale homes remains tight. This really puts new builds in the spotlight for those weighing both cost and flexibility.

In areas where building activity is high, the boost in supply is making a real difference in affordability and options for buyers. Builders are also motivated to move inventory, so it’s smart to compare what’s available in both new and resale homes. Just a reminder—these advantages might not last if permitting continues to slow. Continued building and streamlined local rules are key to keeping choices open for buyers.

Having helped families find their perfect fit for over 17 years in Rosenberg, Richmond, Sugar Land, Fort Bend County and beyond, I know how valuable it is to weigh every option. Whether you’re considering a new build or an existing home, I’m here to help you make the most informed decision for your next move.