THE WOODLANDS MARKET HAS SHIFTED
If you’re a seller and you don’t understand this shift, you’re taking a risk.
In the five major Woodlands ZIP codes, we are now averaging roughly one new listing per day per zip code.
At the same time?
Buyers are thin.
Why?
Because of the Affordability Index.
The Affordability Index is driven by three things:
1. Prices
2. Interest rates
3. Job security
Houston job security is strong.
Unemployment is low.
Wages are rising.
The issue is not employment.
The issue is interest rates — and there is no projected Fed relief until June.
That leaves only one pressure valve in this market:
Prices.
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A 40-Year Realtor Rule of Thumb:
You can be:
• A Price Leader — and be the next home to sell
OR
• A Price Follower — and sit… then reduce… then chase the market down
Right now, buyers hold leverage.
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📊 February 13, 2026 Snapshot
77380
• 4 brand-new listings
• Average DOM: 120 days
• Only 1 new sale in last 10 days
77381
• 12 new listings in 15 days
• Only 5 new sales in last 10 days
77382
• 20 new listings in 22 days
• Only 7 new sales in last 10 days
77375
• Very limited new listings
• Only 1 sale in last 10 days
77389
• Nice new inventory
• Several price reductions
• Only 4 sales in last 10 days
The common factor?
Very few actual new sales contracts.
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What This Means
Buyers shopping NOW:
✔ Lock your preapproval with a free float down
✔ Shop now and identify opportunity
✔ If the price is high, use an expert negotiator to secure the deal before rates drop
Sellers listing NOW:
✔ Price decisively
✔ Presentation matters more than ever
✔ Negotiation strength is critical
This is not 2021.
This is a thinking market.
After 40 years selling The Woodlands, I can say this clearly:
The winners in this market will be strategic.
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Want to know where your home stands?
Visit CameronLux.com
Or message me directly for a written value strategy.
