The Woodlands Homes Sales Report – May 2015


Lots Of Listings.  Lots Of Selection.  Lots Of Competition.

Listing Inventory is up 64.5% | Selection is up 64.5%

For Buyers: Your selection is the best it’s been in several years.   It’s a buyer’s market in price ranges above $600,000.  Mortgage rates are still super low.  What are you waiting for?

For Sellers:  Record levels of  competition inventory is not positive.  Competition for buyers is keen and in price ranges above $600,000 it a buyer’s market.  Here’s a  buyer’s market/seller’s market breakdown by price range.  In this market Pro Level Listing Services make a huge dollar difference.  Take a look at this Sold-Price To Original-List-Price % chart and see how choosing the wrong broker can cost you tens of thousands of dollars in lost profit.

For Pro-Agents: Successful listing agents will win the most in this market. Smart hard-work will be required and rewarded. Slackers will not enjoy success. We’re fortunate, this is a good market for a team of Pros like us.difference.

2015 Listing Inventory Month to Month The Woodlands copy

Not-So-Hot April Sales – The Woodlands

Down 12.5% from last year. It’s not all bad.  This year may go down is history as the 3rd best year in history.

2015 Under Contract Month to Month The Woodlands copy


It’s A Buyer’s Market Above $600,000.

May 2015 Months Supply Of Inventory By Price Range - Real Estate Market Report 2014

The Woodlands Market Report.

Click on the Market Report picture below to download your copy.

Market Report Cover Sheet 2053 The Woodlands

Sold Price To List Price


Click the links below to download the .PDF Homes Sales Report for:

The Woodlands.




If I can be helpful, let me know.  Ken Brand 832-797-1779.

The Woodlands Home Sales and Inventory Report – April 2015

Sales UP.  Selection UP.  Opportunities UP.

Rise Up

 Listing Inventory – Favorable for buyers shopping above $600,000.  Favorable for sellers listed below $600,000.

  • Listing Inventory is UP 64% and holding steady between 700 and 740 active listings.  Today there are 731 active For Sale Listings in The Woodlands.  Last year at this time there were 445.  Good news for home shoppers, there’s 64% more to choose from. Selection is way UP.  More selection for buyers  means more competition between sellers.
  • Above $600,000, sellers and their agents now compete in a buyer’s market.
  • Below $600,000 remains a seller’s market and keen competition between buyers.
  • Least expensive property in The Woodlands?  A 1,152 sq. ft. property on Blue Fox, listed for $154,900.  The most?  A 30,717 sq. ft estate property in the gated community of Carlton Woods.  $16,000,000.

Inventory Month to Month The Woodlands

April 2015 Months Supply Of Inventory By Price Range - Real Estate Market Report 2014

 Sales Activity – Steady and Strong.

  1. April sales totaled the second highest number in the history of The Woodlands (see picture below). Last April the price for one barrel of West Texas Intermediate crude oil stood at some 102.07 U.S. dollars.  Apparently the media doom, gloom and the-real-estate-market sky-may-fall due to lower oil prices does not apply to The Woodlands.  Thankfully.
  2. While sales activity is steady and strong in general, the numbers of sales relative to this years inventory has shifted sellers in price ranges above $600,000 into a more competitive for sellers, buyer’s-market.  (See the Months Supply Of Inventory picture above.)
  3. Looking forward, sales in the coming months should remain strong and steady, equalling or possibly exceeding last years totals. If stability in the oil market returns, a surge in sales is sure to follow.

Contract Month to Month The Woodlands

Buyer Challenges when shopping below $600,000:

  • Competition for prime properties below $600,000 is keen. It’s a seller’s market below $600,000.
  • Quick decision making is required, prime properties sell fast.
  • Less negotiation power for price and terms.
  • Lost opportunities due to an unrealistic I-want-a-steal mentality.

Buyer Opportunities in all price ranges:

  • The selection of homes is the best it’s been in years.
  • For the I-have-to-sell-before-I-buy-but-I’ve-been-putting-it-off-because-I-was-afraid-I-couldn’t-find-anything-to-buy buyer, we have great news!  Selection is up, up up.
  • Buyer’s shopping in the over $600,000 price range enjoy a buyer’s market; better selection, less buyer competition and favorable negotiating strength.

Seller Challenges:

  • While still a seller’s market below $600,000, competition with other motivated sellers and builders to attract a qualified buyer is growing.
  • For sellers priced above $600,000 it’s a buyer’s market.  A buyer’s market means less seller negotiating leverage for price and terms.
  • Seller’s may have to respond quickly and aggressively to price reductions from their competition.
  • Competitive pricing, thoughtful merchandising, muscular marketing and keen negotiating skills are key factors in a successful sale.
  • Choosing a weak broker or agent can lead to lost sales opportunities, a lower sold price, inconvenience and extended days, weeks or months on the market.

Seller Opportunities:

In price ranges below $600,000, aggressively marketed, well located and competitively priced properties enjoy a seller’s market. In a seller’s the seller enjoys more negotiating and pricing power.

For sellers in all price ranges, hundreds and hundreds of inbound corporate transferee buyers will be moving to the area through the third quarter. Strong and steady buyer activity is expected throughout the year.

If you have any questions about the real estate market or I can be helpful, let me know.  Thanks – Ken Brand 832-797-1779

Here’s the full set of market data for The Woodlands TX

If you have any questions about the real estate market or I can be helpful, let me know.  Thanks – Ken Brand 832-797-1779

Good News for The Woodlands Real Estate Market. Selection is awesome and sales are strong!


Hard work will be rewarded.  Yea for US.

making money is art

I’ll have all the market reports completed this weekend.  Meanwhile, here’s the April’s real estate sales and listing info for March sales and listing inventory in ‪#‎TheWoodlands‬.  Please feel free to share these pictures. Click this link to see all the reports. I’ll add more over the next couple of days.

Last year at this time a barrel of oil sold for over $110 per barrel. Even with all of today’s media doom, gloom,disaster commentary and dire predictions, our local RE market is powerful and surges forward.

Good News #1 = Written sales (all brokers combined) totaled one more sale that last year at this time (when oil was over $100 a barrel).

Sales are strong!  The next 90 to 120 will be fizzy and busy. Selling or buying now is a safe idea. Take all the listings you can.

Good News #2: The selection of homes to choose from is almost double that of last year. Mortgage rates remain low-low-low. Buying now is safe and smart.

Good News #3:  You excellence and expertise is creating the best possible outcome for our sellers.  You selling your listings for more money and better terms.  Yea and congratulations.

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Sold Price To List Price Percentage  The Woodlnands March 2015


As we can see from these pictures, listing and selling opportunities will be rich for the next 120 days or so.  One way to meet new buyers and sellers is participate in our City Wide Open House Success Event.  Do it!  Click HERE for details on how to participate and fast-forward your success.

Thanks for all you do:-) kb

2014 Year End Houston MLS Area Ranking Report by Company

January 9, 2015

Congratulations Icons.

For a print version of this graph, Click here.


For a print version of this graph, Click here.

Houston Home Sales 2014 Recap – Best Year Ever in Residential Real Estate History!

2014 Houston Home Sales – Best Year Ever in Residential Real Estate History!

It was quite a horse race to the finish – neck and neck with 2013 statistics all the way to New Years’ Eve but in the end, 2014 won the title as the best residential real estate year in Houston history.  In terms of number of sales closed, 2014 saw a 3% increase and every other 2014 metric proved too much for 2013 to overcome.

Here’s a glance at the trends for the month and year:


Houston Home Sales by Price Range for 2014

The following price classes experienced the largest increase in sales over last year:

1. $500,000 – $599,999 – up 31%

2. $300,000 – $399,999 – up 21%

3. $400,000 – $499,999 – up 20%

4. $800,000 – $899,999 – up 20%

5. $600,000 – $699,999 – up 16%


Note that the top ten selling price classes in Houston listed above have a very low “months’ of inventory” and are indicative of a distinct sellers’ market in every price class.  Months of Inventory is a metric that determines the current rate of sales.  In the first top selling price class of [$200,000-$249,999], for instance, at the current rate of sales, assuming no new inventory comes on the market, the price class will be out of inventory in 2 months.

Of course, as 2015 begins – more inventory will come on the market and time will tell if we maintain the current rate of sale.  Real estate is always changing and always interesting.  Stay tuned!

Houston Real Estate Market by Area

The Houston overall market is so large; it rarely reflects the same trends as a submarket area located within its boundaries.  Some areas are exceeding Houston’s overall growth in sales while others are lagging behind.  For a breakdown of activity by area with a map, CLICK HERE.

Houston Hotness Index by Area

To see the hottest selling geographical areas for the month in Houston, CLICK HERE

To search for homes by price range and map, CLICK HERE.

It was a record breaking historical year in real estate for Houston!  Now on to 2015!

Data provided by the Houston Association of Realtors® Real Estate Information Services™, and The Real Estate Center for Texas A&M and written by Toni Nelson, Director of Strategic Initiatives for Better Homes and Gardens Real Estate Gary Greene