Real Estate Market

Community Real Estate Market

The Woodlands TX 7 Almondell

The-Woodlands-TX-7-Almondell

The Woodlands TX Almost new Highland home on .32 acre cul-de-sac lot backing to a greenbelt! 6 bedrooms with 6 full baths and 2 half baths offers lots of versatility. The casita is perfect for in-laws, home office, exercise or more. Fabulous kitchen is open to family and breakfast area. 18'' tile, hand scraped wood floors, 8 foot doors down, granite plus more. Upstairs game-room, media room, exercise room. The front courtyard makes for a lovely entrance and offers additional outdoor living space. Perfect location for easy access to 2978 and the soon-to-open Grand Parkway!

the-woodlands-may-valley

Located in The Woodlands Village of Sterling Ridge, May Valley includes May Valley Park that includes Basketball courts, BBQ pits, Drinking fountains, Parking spaces, Pavilions / Gazebos, Picnic tables, Play equipment for older children, Play equipment for younger children, Restrooms, and Tennis courts.

A unique amenity is the Sprayground, a fantastic destination for children during summer months.

Community Real Estate Market

The Woodlands TX 15 S Regent Oak Walk-Thru Video

the woodlands tx 15 s regent oak



The Woodlands TX Custom French Mediterranean straight out of the pages of Architectural Digest! Classic timeless design, this estate is warm and welcoming. Grounds exude exclusive resort-like ambiance while simultaneously providing complete privacy. Near acre golf course lot in Chancery Place with sweeping views, 5 bedrooms, large media and game room, 4-car garage with circular drive. En-suite guest room down. Impeccably updated and maintained! Prominent neighborhood comprised of former showcase homes and wonderful neighbors. Close to Galatas Elementary, John Cooper, The Woodlands High School.

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Chancery Place is a neighborhood of 38 custom homes built on the Palmer Golf Course is located in The Woodlands Village of Cochrans Crossing.
Built between 1997 and 2004, home sizes range from 5,000 to 10,000 square feet of living area. Lot sizes vary from 30,000 to 140,000 square feet.
Based on recent sales, all of the homes are $1 million +

Visit Michele Flory for more information on this custom estate home in The Woodlands TX. Contact us to schedule a private showing.

Community Real Estate Market

The Woodlands TX Real Estate List Price Comparisons First Six Months 2015

In The Woodlands Real Estate Activity July 2015, we discussed the overall average activity of all list price ranges combined. Now, let’s look at the performance of The Woodlands TX real estate market above and below the first six months 2015 average list price of $557,147. For simplicity, we will use $500,000 as the average for our activity comparisons.

the-woodlands-real-estate-july-2015-actives
the woodlands real estate july 2015-image075
the woodlands real estate new active listings june 2015

This chart indicates we have more homes for sale in The Woodlands TX priced above $500,000. The first pie chart provides a active listing breakdown by list price range. The second pie chart represents new listings entering the market during the month of June 2015. Now, let’s look a the written contracts chart to see where the sales activity is happening above and below the six-month average.

the-woodlands-real-estate-july-2015-contracts
the woodlands real estate wrritten contracts june 2015

It is obvious the buyer activity is below the $500,000 list price range. The pie chart is a breakdown by list price ranges. The $200,000 to $400,000 list price range includes considerable investor activity.

the-woodlands-real-estate-july-2015-comparisons_DOM
the woodlands real estate days on market june 2015
For a first time in 2015, both sides of the six-month average are almost equal in June. Explanation could include end of school year and /or relocation into area.

the-woodlands-real-estate-july-2015-MOI
the woodlands real estate months of inventory july 2015
Home-buyers for the above $500,000 list price ranges still have a good selection of homes. Beginning in February, homes priced above $500,000 are defined as a buyer’s market due to the 6+ months of inventory. A seller’s market exists for homes priced under the $500,000 six-month average.

the-woodlands-real-estate-july-2015-image072
the woodlands real estate list price to sale price june 2015
Sale prices are remaining within 5% or less of list price. Must be a combination of excellent pricing skills of the listing agents plus time-tested supply and demand! Personal recent transactions confirm that appraisals are supporting price levels.

the-woodlands-real-estate-july-2015-showings
the woodlands real estate showings june 2015
You can see the home visit activity is focused on homes priced under $500,000….a two-to-one ratio. The downturn in activity in June signaled the end of the school year….time for the beach. Again, the investor’s “sweet spot” price range of $200,000 to $400,000 represents a large percentage of the June home visits.

Visit Michele Flory for activity details of every list price range in The Woodlands represented in the above charts and graphs.

Community Real Estate Market

The Woodlands Top Real Estate Brands

The July edition of Houston Business Journal included a Top 25 section focused on Houston real estate. After reading this section, several clients were inquiring about rankings of the top real estate offices in The Woodlands. Here is the answer based on Houston Association of Realtors data and prepared by the RE/MAX Director of Agent Services, Danna Furnace-Grimes.
2015-1st-six-months-The-Woodlands

Although 3,000 plus real estate agents claim to be active in The Woodlands, the RE/MAX The Woodlands and Spring office of slightly over 200 agents are listing and selling a large share of the listing market. As a resident of The Woodlands considering listing your home, why would you even consider another brand? As a potential homebuyer in The Woodlands, what brand would be most familiar with the market based on activity?

Visit Michele Flory for updated information on The Woodlands real estate market.

Community Real Estate Market

The Woodlands TX Real Estate – July 2015

The Woodlands active listings july 2015
the woodlands real estate july 2015-image075
the woodlands real estate new active listings june 2015
The Woodlands TX real estate inventory of listings in July 2015 is up 48% compared to same period last year. Observation: possible mortgage rate increases in 2016 have the attention of local move-larger and move-smaller sellers.

the woodlands real estate july 2015 contracts
the woodlands real estate wrritten contracts june 2015
June 2015 written contracts in The Woodlands TX are down 13% from same period last year. Observation: effect of after-school vacations.

the woodlands real estate months of inventory july 2015
the woodlands real estate months of inventory july 2015
Months of inventory is defined by the National Association of Realtors as current inventory divided by the average number of monthly sales for the previous 12 months. An inventory above six is defined as a buyer’s market; a number below 6 is defined as a seller’s market. Six months is defined as a balanced market. The Woodlands TX July 2015 real estate months of inventory is 4.4 months. Observation: a mixed market.

the woodlands real estate  days on market july 2015
the woodlands real estate days on market june 2015
Days on market is defined as number of days from list date to contract date. This category always lags one month since it is based on contract activity. The 49.1 days for the month of June 2015 indicates homes are selling at a slightly faster rate than the average of 50 for the first six months of 2015.

the woodlands real estate list price to sale price june 2015
the woodlands real estate list  price to sale price june 2015
The List Price versus Sale Price chart compares the list price of a home to the actual sale price of the home. The Woodlands TX overall average for June 2015 is 97.3 compared to 97.7 for the first six months of 2015. Observation: pricing is stable.

the woodlands real estate showings july 2015
the woodlands real estate showings june 2015
Centralized Showing Service coordinates 99% of the showings for active listings in The Woodlands TX. Combining their data with HAR data, each active listing in The Woodlands TX was visited by an average of 9.4 buyers during the month of June compared to an average of 11.8 for the first five months of 2015. Observation: same effect as Written Contracts, vacations.

the woodlands real estate july 2015-image086
If you prefer viewing the relationship between active listings and written contracts, this chart provides a two-year history for comparison.

In coming weeks, we will be discussing various list price ranges, including the favorite list price range for investors plus current activity within the gated neighborhoods. In the meantime, visit www.MicheleFlory.com for more information on The Woodlands TX real estate.

If you are searching for a home in The Woodlands TX and noticing that new listings are changed from Active to Pending or Sold within the same hour or day, we should discuss the topic of Pre-Listing and Coming Soon listings.