NEWSLETTER - SEPTEMBER 2026
Expert Tip of the Month
Instead of trying to predict the perfect time to buy, focus on whether the property and financing make sense for your financial situation today.
Mortgage rates remain one of the most important factors affecting home affordability. According to Freddie Mac, the average 30-year fixed mortgage rate was 6.65% on August 20, 2026, slightly below the previous week's 6.67%. The average 15-year fixed rate was 5.95%. Freddie Mac — Primary Mortgage Market Survey
Although today's rates are higher than the historically low rates seen earlier in the decade, buyers are increasingly adjusting their expectations to the current financing environment. The more useful question for many buyers is not whether rates will eventually fall, but whether the complete cost of a particular home fits comfortably within their budget.
Waiting for lower rates can make sense in certain situations, but it also involves uncertainty. A significant drop in mortgage rates could bring more buyers into the market, potentially increasing competition for desirable properties. Meanwhile, a buyer who finds the right home today may have opportunities to refinance later if market conditions improve.
Arash Asgharian, Broker Associate at Arrive Houston, recommends looking at the entire transaction rather than trying to predict rates. The property price, monthly payment, financing terms, and long-term plans should all work together.
For financially prepared buyers, September can therefore be a useful time to explore available homes, compare financing options, and understand what today's market can offer without waiting indefinitely for the "perfect" rate.
Market Overview:
August Snapshot
Houston is offering buyers more inventory while maintaining steady sales activity and relatively stable home prices.
Houston's housing market continues to move toward a more balanced environment. According to the latest complete monthly report from the Houston Association of REALTORS®, single-family home sales increased 1.6% year over year in July 2026, with 8,340 homes sold compared with 8,212 in July 2025. HAR — July 2026 Housing Market Update
At the same time, active inventory reached 40,750 single-family listings, representing a 3.4% increase from the previous year and the highest level ever recorded by HAR. Homes also spent an average of 53 days on the market, compared with 50 days a year earlier. HAR — July 2026 Housing Market Update
Prices have remained comparatively stable. The July median single-family home price was $340,000, up 0.6% from a year earlier, while the average price reached $440,816, representing a 1.9% year-over-year increase. HAR — July 2026 Housing Market Update
More recent August price-trend data from HAR shows a Houston median price of approximately $342,500, with 11,051 listings and an average of 39 days on market. HAR — Houston Real Estate Price Trends
Together, these numbers point to a market where buyers have gained more choice without a corresponding collapse in demand. The increased supply gives buyers greater flexibility, while sellers can still benefit from meaningful demand when their homes are priced and positioned correctly.
According to Arash Asgharian, the most important point is that Houston should not be viewed as one single market. Conditions can vary significantly between neighborhoods, price ranges, property types, and suburban versus urban locations.
That local variation makes property-specific analysis increasingly important as Houston moves into the fall selling season.
Buying Trends:
More Choices for Houston Homebuyers
Today's larger selection allows buyers to compare homes more carefully and focus on long-term value rather than simply competing for availability.
One of the biggest changes in Houston's housing market is the amount of choice available to buyers. With more than 40,000 active single-family listings reported by HAR in July, buyers have greater opportunities to compare location, condition, price, upgrades, and potential resale value. HAR — July 2026 Housing Market Update
This additional inventory does not mean that every seller will be willing to accept a significantly lower offer. Instead, it gives buyers more negotiating opportunities when a property has been on the market longer, requires improvements, or is priced above comparable homes.
Buyers should also look beyond the purchase price. Property taxes, homeowners insurance, HOA fees, maintenance, flood exposure, and the condition of major systems can all have a meaningful impact on the actual cost of homeownership.
The fall season may also create a more comfortable environment for buyers who were less active during the busy summer months. As families settle into the school year and seasonal activity changes, some buyers may find it easier to spend time evaluating properties instead of feeling pressured to make an immediate decision.
New construction should also remain part of the comparison. Houston's new-home market provides buyers with another option, and builder incentives can sometimes change the overall economics of a purchase. Buyers should compare incentives, upgrades, warranties, and closing-cost assistance against comparable resale properties before deciding which option provides the better value.
Arash Asgharian also recommends looking beyond price per square foot. While it can provide a useful starting point, factors such as location, lot size, condition, renovations, and neighborhood demand can have a much greater impact on long-term value.
The current market gives buyers something that is often difficult to find: time to compare before making a decision.
Selling Highlights:
Smart Preparation for Sellers
With more homes competing for attention, sellers need to make their property stand out before buyers ever walk through the door.
The increase in inventory creates a more competitive environment for homeowners who are preparing to sell. Buyers have more properties to compare, which means presentation and pricing can have an even greater influence on the outcome of a listing.
Pricing is particularly important during the first few weeks on the market. A property that starts significantly above its realistic market value may receive fewer showings and less early interest. If it remains available while competing properties sell, future buyers may begin to question why it has not attracted an offer.
Presentation is equally important. Professional photography, clean landscaping, thoughtful staging, and attention to visible maintenance issues can influence how buyers perceive a property's value. In a market with abundant inventory, even relatively small differences can affect which homes receive the most attention.
The objective is not necessarily to become the most expensive home in the neighborhood. Instead, sellers should aim to become one of the most compelling options within their competitive set.
Arash Asgharian emphasizes that pricing is part of the marketing strategy, not simply a number placed on the listing. When the price, presentation, and marketing work together, a property has a better chance of attracting serious buyers.
For homeowners considering a fall sale, September can be a good opportunity to study current competition and determine whether the property is positioned correctly before going to market.
Rental Market Update:
Steady Demand in Houston Rentals
Houston's rental market continues to show healthy demand while renters benefit from a broad selection of available single-family homes.
Houston's rental market remained active through the summer, with strong leasing activity despite relatively high inventory.
According to HAR's July 2026 Rental Market Update, Houston-area single-family homes recorded 5,185 signed leases, representing a 12.1% increase from July 2025. The average single-family lease price was $2,419, essentially unchanged from the previous year. HAR — July 2026 Rental Market Update
At the same time, there were 9,832 active single-family rental listings, while homes averaged 37 days on the market compared with 34 days a year earlier. HAR — July 2026 Rental Market Update
The combination of strong leasing activity and elevated inventory creates an interesting balance. Renters have more opportunities to compare properties, while landlords continue to benefit from solid demand.
For property owners, competitive pricing and presentation remain important. A clean, well-maintained home with professional photography and a realistic rental price can stand out more effectively in a market where tenants have multiple alternatives.
For renters, increased inventory can make it easier to find a property that fits both lifestyle and budget. It also creates an opportunity to compare not just monthly rent, but the overall value of different homes and neighborhoods.
As Houston moves into the fall, rental demand is likely to remain important for people relocating to the area, transitioning between homes, or postponing a purchase while they evaluate the market.
Neighborhood Spotlight:
The Woodlands: Where Lifestyle Meets Location
The Woodlands continues to attract buyers who value a combination of residential communities, outdoor amenities, shopping, dining, and convenient access to major employment areas.
The Woodlands remains one of the most established master-planned communities in the Greater Houston area. Its combination of neighborhoods, parks, trails, shopping, dining, and recreational amenities continues to make it attractive to families, professionals, and relocating buyers.
Recent HAR market information shows a median asking price of approximately $657,000 in The Woodlands, with active inventory and relatively strong market activity. HAR's August market-area information reported approximately 3.6 months of inventory and characterized the area as a seller's market. HAR — The Woodlands Market Update
The appeal of the area extends beyond housing statistics. Market Street, The Woodlands Waterway, extensive walking and cycling trails, parks, and recreational opportunities provide residents with an environment built around both convenience and outdoor living.
The community also offers a wide range of neighborhoods and housing styles. For buyers, that means understanding the differences between individual villages, locations, home ages, and amenities can be just as important as understanding The Woodlands market as a whole.
Arash Asgharian points out that buyers considering The Woodlands should look beyond the community name and compare the individual neighborhoods within it. Location, access, home condition, and surrounding amenities can create meaningful differences in both lifestyle and value.
For buyers looking outside Houston's urban core, The Woodlands remains a compelling option to explore—not simply because of its real estate market, but because of the lifestyle it offers.
Local Insight:
The Local Market Difference
Houston's size and diversity mean that neighborhood-level information is often more useful than broad citywide market headlines.
One of the biggest mistakes buyers and sellers can make is treating Houston's real estate market as a single market.
A home in the Inner Loop can experience very different demand from a property in Katy, Cypress, Sugar Land, The Woodlands, or the Energy Corridor. The same is true across different price ranges and property types.
The latest HAR data demonstrates this variation. While overall Houston inventory has reached historically high levels, individual communities continue to show different combinations of supply, demand, pricing, and days on market. HAR — Houston Housing Market Data
For a seller, the most relevant question is not simply whether Houston prices are rising or falling. It is how comparable homes in the same neighborhood are performing.
For a buyer, the key is understanding what similar properties have actually sold for, how long they remained on the market, and whether the asking price reflects current conditions.
For investors, the analysis becomes even broader, including rental income, operating costs, taxes, insurance, financing, and potential long-term appreciation.
Arash Asgharian's approach at Arrive Houston is to combine broader Houston market data with property-specific and neighborhood-level information. That distinction becomes increasingly important in a market where conditions can vary significantly from one community to another.
Q&A:
Ask the Experts
Q: Is September a Good Time to Buy a Home in Houston?
A: With more homes available, buyers may have more time to compare properties and negotiate favorable terms. According to Arash Asgharian, September can be a good opportunity for prepared buyers to focus on value rather than urgency.
The key is finding a home that is correctly priced, fits your needs, and makes financial sense for your long-term plans.
Looking Ahead:
October & Beyond
Houston is heading into the fall with a market that rewards preparation, patience, and decisions based on real numbers rather than headlines.
Houston enters the fall season with more inventory, steady buyer activity, and relatively stable prices. July single-family sales increased 1.6% year over year, while active inventory reached a record 40,750 listings. HAR — July 2026 Housing Market Update
August price-trend data continues to show Houston's median price in the low-$340,000 range, suggesting that the market remains relatively stable despite the increased number of homes available for sale. HAR — Houston Real Estate Price Trends
Mortgage rates will remain another important factor. With the 30-year fixed mortgage averaging 6.65% in mid-August, financing costs continue to influence what buyers can comfortably afford. Freddie Mac — Mortgage Rates
The rental market is also entering the fall with healthy activity. The 12.1% year-over-year increase in signed single-family leases reported for July indicates that rental housing continues to play an important role in Houston's housing market. HAR — July 2026 Rental Market Update
For buyers, the current environment creates an opportunity to be more deliberate. More inventory means more ability to compare homes, evaluate neighborhoods, and negotiate when the circumstances support it.
For sellers, the same inventory means that pricing and presentation cannot be treated as afterthoughts. Properties need to compete effectively from the beginning.
For investors, the current environment provides more opportunities to evaluate individual properties carefully rather than relying on rapid market appreciation to drive returns.
Arash Asgharian sees the current Houston market as one that rewards preparation. Buyers have more choices, sellers can still benefit from strong demand when their homes are positioned correctly, and investors have more opportunities to analyze properties before making a decision.
The common thread is simple: the Houston market is giving people more choices, but making the right choice still requires the right strategy.
