Get the Full September 2026 Market Report
Buying or Selling in The Woodlands or Magnolia?
Download my free September 2026 Woodlands & Magnolia Market Report to see what homes are really selling for, where inventory and pending sales are heading, and how much overpricing is costing sellers right now.
This six-page report is built from real HAR MLS data for The Woodlands and Magnolia, explained in plain English.
Download the Free ReportFor the first time in at least two years, The Woodlands is no longer a seller’s market. Inventory jumped from 3.6 months in August to 5.1 months in September, and Magnolia climbed to about 9 months. If you’re thinking about buying or selling this fall, here’s what the latest HAR MLS data says and what it means for you.
September 2026 at a Glance
- The Woodlands shifted to a balanced market. There are 5.1 months of inventory and 525 homes for sale, up 35% from a year ago.
- Pending sales are down. Woodlands contracts fell 13.5% year over year, which points to a softer October.
- Magnolia is a buyer’s market. Inventory reached about 9 months, with 1,420 homes for sale.
- Price cuts are everywhere in Magnolia. 58% of homes that sold needed a price cut, including 72% of new construction.
- Values are steady. Price per square foot is up 1.4% in The Woodlands and down 1.0% in Magnolia year over year.
The Woodlands Housing Market: September 2026
The median sale price in The Woodlands was $615,000, up 3.4% from August and 6.5% from September 2025. There were 103 closed sales, down 4.6% from a year ago. Homes averaged 31 days on market and sold for about 97% of list price.
| Metric | Sep 2026 | vs Aug 2026 | vs Sep 2025 |
|---|---|---|---|
| Median sale price | $615,000 | +3.4% | +6.5% |
| Median price per sq ft | $225 | -1.5% | +1.4% |
| Months of inventory | 5.1 | +1.5 | +1.5 |
| Active listings | 525 | +12.9% | +35.0% |
| Closed sales | 103 | -19.5% | -4.6% |
| Pending sales | 96 | -5.0% | -13.5% |
| New listings | 204 | -4.2% | +10.9% |
| Avg days on market | 31 | +6 days | +2 days |
| Median sale-to-list | 97.0% | -0.9 pts | -0.5 pts |
Inventory Just Hit a Two-Year High
Two years ago, The Woodlands had 2.3 months of inventory and 273 homes for sale. Today it’s 5.1 months and 525 homes. A market with 4 to 6 months of inventory is generally considered balanced, so buyers now have real choices and more room to negotiate.
Don’t Be Fooled by the Median
The 6.5% jump in the median price sounds like prices are surging. They aren’t. Price per square foot rose just 1.4% year over year. Last month, the median fell 14% while price per square foot stayed flat. The median moves with the mix of homes that sell. Price per square foot is the better read on what homes are actually worth, and it says values are steady.
Pending Sales Point to a Softer October
Pending sales, the homes that went under contract in September, fell 13.5% from last year. In the $400K to $750K range, the core of The Woodlands market, contracts fell 29%, from 52 to 37. Fewer contracts today means fewer closings next month.
The Real Cost of Overpricing
This is the most important number in the report for sellers. In September, homes in The Woodlands that were priced right from day one sold in about 20 days for 97.3% of their original asking price. Homes that needed a price cut took 55 days and sold for 92.6% of their original price.
Magnolia showed the same pattern, only wider. Homes priced right sold in 23 days at 98.5% of original asking. Homes that needed a cut took 94 days and got 91.5%. Overpricing doesn’t just cost you time. It costs you money.
Magnolia Housing Market: September 2026
Across Magnolia/1488 East and West, the median sale price was $341,500, down 1.7% from a year ago, while price per square foot was essentially flat. There were 158 closed sales, down 11.7% year over year.
| Metric | Sep 2026 | vs Aug 2026 | vs Sep 2025 |
|---|---|---|---|
| Median sale price | $341,500 | -8.7% | -1.7% |
| Median price per sq ft | $164 | +0.7% | -1.0% |
| Months of inventory (est.) | 9.0 | +0.9 | +3.2 |
| Active listings | 1,420 | +8.5% | +36.3% |
| Closed sales | 158 | -2.5% | -11.7% |
| Pending sales | 191 | -8.2% | -5.4% |
| Avg days on market | 64 | -1 day | +1 day |
| Sold homes with a price cut | 57.6% | +6.4 pts | +12.9 pts |
| Median sale-to-list | 98.4% | -0.1 pts | +0.5 pts |
Builders Are Cutting Prices
New construction made up 42% of Magnolia sales in September. Of those new homes, 72% sold after a price cut, and the median new home closed at 93.5% of its original list price. Over the past 12 months, new homes in Kresston sold at about 91% of original list, and homes in Audubon at about 92%. If you’re buying new in Magnolia, there is real room to negotiate. If you’re selling a resale home, builders are your competition.
Magnolia West Passes 1,000 Listings
Magnolia/1488 West crossed 1,000 active listings for the first time in at least two years, with 9.7 months of inventory. Magnolia/1488 East is at 7.6 months. Both are firmly in buyer’s market territory.
Neighborhood Spotlight: Creekside Park
Creekside Park is The Woodlands’ premium village on the Harris County side, zoned to Tomball ISD. Its 12-month median sale price is $866,500 across 258 sales, the highest of the major Woodlands villages. The typical home is about 3,500 square feet, built around 2012, and about half have a pool.
It’s also cooling. Summer price per square foot was $243, down about 6% from $257 a year earlier. More than a third of September sales (37.5%) needed a price cut, up from 24% a year ago, and average cumulative days on market rose to 90. If Creekside Park felt out of reach last year, now is a good time to take another look.
What This Means for Buyers and Sellers
If You’re Selling
- Price it right on day one. Homes that needed a cut sat almost three times longer and netted about 5 points less.
- Make the home show its best. Buyers have more choices than they’ve had in years, and condition decides who wins.
- In Magnolia, plan for builder competition. Concessions and pricing to the current market matter more than ever.
If You’re Buying
- You have the most leverage in at least two years. Target homes with 30+ days on market or a prior price cut.
- Ask builders for concessions. Rate buydowns, closing costs, and upgrades are all on the table in Magnolia.
- Move fast on the right home. Well-priced homes still sell quickly, even in a slower market.
Frequently Asked Questions
Is The Woodlands a buyer’s or seller’s market right now?
As of September 2026, The Woodlands is a balanced market, with 5.1 months of inventory. That’s the highest level in at least two years and a clear shift from the seller’s market of 2024 and 2025.
Are home prices dropping in The Woodlands?
Not meaningfully. The median sale price rose 6.5% year over year, and price per square foot rose 1.4%. Values are steady, but buyers are negotiating harder and more homes need price cuts to sell.
Is Magnolia TX a buyer’s market?
Yes. Magnolia had about 9 months of inventory in September 2026, well above the 6-month mark that typically signals a buyer’s market. Builders are offering price cuts on most new construction.
How much does overpricing a home cost?
In September 2026, Woodlands homes that needed a price cut sold for about 92.6% of their original asking price after 55 days. Homes priced right from the start sold for about 97.3% in roughly 20 days.
Want Your Home’s Real Number in This Market?
Grab the full September report, or call or text me at (346) 202-4020 for a pricing strategy built on current MLS data. Download the Free Report
Source: HAR MLS, single-family homes, September 2026 (preliminary as of 10/1/2026). The Woodlands = HAR Geo Market Area “The Woodlands.” Magnolia = “Magnolia/1488 East” and “Magnolia/1488 West” combined. Data deemed reliable but not guaranteed.
Mike Krynski, REALTOR® | Keller Williams The Woodlands & Magnolia | TREC License #0835936
