There is a number that tells the story of this market better than any single sale this month, and it has been quietly shifting all year. The close price to original list price ratio for Nottingham Country started 2026 at 99.9% in January and 100% in February. By August it sits at 97.8%. That two and a half point drift sounds small. On a $450,000 home it is roughly $10,000 left on the table. On a $700,000 home it is closer to $16,000. The market is still transacting. Buyers are just negotiating more than they were six months ago, and sellers who price with that reality in mind are closing. The ones who do not are contributing to the other number worth watching, terminated listings.
Market Brief: August 2026
The homes that won and the homes that waited.
What sold this month
Twelve single-family homes closed in Nottingham Country this month. Six rental listings and two Kelliwood properties were excluded from this analysis to keep the focus on the neighborhood we know best.
12 homes sold
Median sold price: $445,000
Sale price range: $333,800 to $776,000
Median days on market: 31
Median SP/SF: $166.45
Average sale-to-list ratio: 97.2%
Eight of the twelve closed below ask. Four closed at or above list price. That split tells you something important about what is working right now and what is not.
Average sale-to-list ratio: 97.2%
Five homes went under contract in ten days or less: Monkswood Drive in 8 days, Dering Court in 10, Houghton Road in 6, Prince Creek Drive in 9, and Sherfield Ridge Drive in 7. Three of those five also carried prior listing history, meaning they had been through at least one earlier round on the market before finally finding the right price and presentation to move. That pattern is worth noting: even homes with a complicated history can close quickly when they come back to market correctly positioned.
The four homes that sat 50 days or more before closing all shared a familiar profile. They had been available for the better part of the summer, some significantly longer when cumulative history is included. One home carried 252 cumulative days before finally closing. Another had 129. These are not market failures. They are pricing and preparation conversations that took longer than they needed to.
Listings terminated in Nottingham Country in August continued the year long trend of outpacing new listings. New listings in August totaled 22. The homes coming off market without buyers are not being replaced fast enough to bring the overall count down. That is the definition of supply that is stuck.
The Market Action Index for the broader Katy area sits at 32, firmly in buyer's market territory. The 90-day median price for 77450 is holding around $420,000, a slight softening from the spring peak but not a decline. The percentage of relisted homes in Katy has climbed to above 25%, which confirms what the Nottingham data has been showing all year: sellers are trying, not finding traction, regrouping, and trying again.
the terminated homes
Published: August 2026
Data pulled from HAR MLS – Nottingham Country only
September is historically the most unpredictable month of the year in this neighborhood, ranging from 8 closings to 21 depending on the year. The fall market tends to bring more serious buyers back to the table after summer slowdowns. For homeowners who have been watching from the sidelines, September and October represent the last meaningful window before the holiday season quiets things down.
The sellers who will do well this fall are the ones willing to look honestly at where their home sits relative to what has actually closed, not what was asked. The data on that conversation has been consistent all year. Homes priced to where the market is close quickly and cleanly. Homes priced to where the market was are still waiting.
If you would like to know where your home fits in the current Nottingham landscape, I am always happy to provide a private, neighborhood-specific value review.
