Before getting into this month's numbers, it is worth zooming out for a moment. July has closed between 13 and 19 homes in Nottingham Country every year since 2022. This July landed right in the middle. By that measure, nothing unusual happened this month. The pace held right where history says it should. That context matters because the inventory numbers and the terminated listing counts can make summer feel more alarming than it actually is. The market is not broken. It is seasonal.
What is worth paying attention to is not the volume. It's the split.
Market Brief: July 2026
The homes that won and the homes that waited.
What sold this month
Median sold price: $410,000
Sale price range: $365,000 to $670,000
Median days on market: 11
Median SP/SF: $168.61
Average sale-to-list ratio: 98.9%
Five homes closed over list price. Five closed below ask. A handful right at list. That split, nearly equal thirds, is the clearest picture yet of a market operating on two completely different tracks depending on how a home enters it.
Five homes went under contract in seven days or less and four of those five closed over list price. 1122 Rustic Knolls Drive listed at $480,000 and closed at $15k+ over, under contract in 4 days. 711 Cramer Court listed at $380,000 and closed at $10k+ over list, under contract in 11 days. These are not anomalies. These are homes that came in priced correctly and ready to show. Buyers in July still moved fast for the right home.
The five that closed below ask tell the other side. Reductions ranged from just under $10,000 to $29,000. One home carried 55 days on market before finally closing at list price. Another had been relisted before finding a buyer and still closed below ask. The pattern is consistent with what we have seen all year: homes that enter with pricing above what the market will confirm, or that ask buyers to look past condition, negotiate hard or wait a long time. Sometimes both.
The same number of homes that closed, terminated/withdrew/expired from the market.
The Market Action Index for the Katy area sits at 34, which puts it in buyer's market territory but not deeply so. Inventory in 77450 is at its highest point since mid-2024, hovering above 225 active listings. The 90-day median price for the zip code is holding around $420,000, flat year over year. The market is not declining, it's just asking more of sellers than it was two years ago.
Terminated listings in July across the broader Nottingham Country matched the full active inventory count. New listings totaled 29. The math on that is the same story it has been all summer: more homes are leaving the market without buyers than are arriving ready to compete.
The Broader Picutre
Published: June 2026
Data pulled from HAR MLS – Nottingham Country only
Ten homes are currently pending or under contract in Nottingham Country, with a median list price of $435,000. Four of those ten went under contract in ten days or less, which tells you buyers are still moving quickly on the right homes even in the middle of summer. One additional home on Chateau Bend Drive is coming soon at $525,000, not yet active but already in the pipeline.
Active inventory sits at 31 homes with a wide price range from the high $200s to $875,000 and a median list price of $430,000. Eight of those homes are fresh to market in the last two weeks. Eleven have been sitting more than 60 days, and seven of those have been available for more than 100 days. That concentration of stale inventory is worth noting because it shapes how buyers perceive everything else around it. When a new home comes to market alongside homes that have been sitting for three to five months, the contrast matters. Buyers notice. Priced and presented well, a fresh listing in August can stand out clearly.
August has historically closed between 13 and 20 homes in this neighborhood. The sellers who will close this month are mostly already under contract. The ones who are not are making decisions right now about whether to hold, reduce, or regroup before fall. September has historically been inconsistent in this neighborhood, anywhere from 8 to 21 closings depending on the year. What happens between now and then usually comes down to whether a seller is willing to have an honest conversation about positioning before the window narrows further.
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.
