Five closings happened in Nottingham Country this month. Four were single-family homes. A vacant lot on Amberlight Lane also closed in the low $200's, the first lot sale we've seen close recently in the neighborhood. A note on the data: three rental properties and two homes in the Kelliwood Nottingham section were excluded to keep this super focused.
Here's what the home sales show:
4 homes sold
Median sold price: $421,000
Average sold price: $424,000
Sale price range: $365,000 to $489,000
Average SP/SF: $162.14
Average sale-to-list ratio: 99.13%
Compared to March 2025, median sold prices are actually up. The homes that sold this month closed at or very near list price. The market isn't soft. It's selective.
Market Brief: March 2026
A Recent case study
what we're seeing beneath the surface
a look at the last 30 days
At first glance, the average days on market looks high this month. Two of the four homes that closed had been listed for over 200 days before going under contract.
But when you look more closely, the picture splits cleanly in two.
The homes that were priced well and presented well from the start? They sold in 2 days and 22 days. At or above list price. No drama.
The homes that sat? They sat because of pricing, presentation, or both. Not because buyers aren't out there.
That distinction matters more than any average.
One home on Flagmore Drive tells the full story of what this market will and won't reward.
It first came to market listed above $514,000. It didn't sell. The price was reduced. It still didn't sell. It was eventually terminated after 238 days on market.
The sellers didn't walk away. They invested in the home, replacing tile throughout with wood floors, then relisted at $495,000.
It sold at 100% of list price.
The market wasn't saying no to the house. It was saying no to the version of the house that wasn't ready. Once the presentation matched the price, buyers responded.
That's not a cautionary tale. That's a roadmap.
The pipeline into spring is more active than the headlines might suggest.
Right now, 16 homes in Nottingham Country are either pending or under option. The median days on market for pending homes is 7. Seven days. That's not a slow market. That's a market that rewards preparation.
Where things are sitting is telling, too. The homes that are lingering (some well over 200 days, many of them relisted) are largely concentrated above $460,000. In that range, buyers are patient and particular. Presentation and pricing have to work together, or the home waits.
Below $430,000, the story is different. Homes are going under contract in days, not months. Buyers are active, they're ready, and when the right home shows up at the right price, they move.
Inventory is building across the broader Katy area, and the Market Action Index for Houston sits at 30, which signals a more balanced environment overall. But balanced doesn't mean slow. It means intentional. The sellers winning right now are the ones who are strategic and paying attention to what buyers are signaling in the market.
If you'd like to know where your home fits in the current Nottingham landscape, I'm always happy to provide a private, neighborhood-specific value review.
