Montgomery TX Real Estate Market Report

by Joni Ekleberry

The Bottom Line: A Strong Seller's Market in Montgomery

May 2026 brought continued strength to the Montgomery, TX real estate market. With only 1.2 months of inventory and 266 homes sold last month, the market remains firmly in sellers' favor. But what does this mean for you? Whether you're buying, selling, or simply curious about your home's value, this month's data tells an important story.

I've analyzed the latest HAR MLS data to break down the six key metrics that define our market right now. Below, you'll find what each metric means and how it impacts your real estate decisions.

The 6 Key Metrics Driving Montgomery's Market

📊 Homes Sold: 266 Closings

What It Means:

Montgomery saw 266 single-family home closings in May—a healthy, active market with consistent buyer demand.

For Sellers: Strong demand means your home has a real chance to sell quickly if priced correctly.
For Buyers: Competition exists, but well-positioned offers can still succeed. The key is being pre-approved and ready to move.

💲 Average Price Per Square Foot: $195.61

What It Means:

The average price per square foot for sold homes is $195.61 (median: $171). This metric shows whether homes are appreciating or depreciating in value.

For Sellers: Your home's value is supported by strong demand. Price per square foot is holding steady, indicating a stable market.
For Buyers: Budget accordingly. A 3,000 sqft home would average around $587,000 at current rates.
For Homeowners: Your equity is likely stable or growing. This is a good time to evaluate your home's current market value.

⏱ Days on Market: 58 Average (37 Median)

What It Means:

Homes take an average of 58 days to sell, but the median is just 37 days—meaning well-priced homes move much faster.

For Sellers: Price your home competitively from day one. Homes that sit longer often need price reductions, costing you money.
For Buyers: Act decisively. Good homes don't stay on the market long. Get pre-approved and be ready to make an offer quickly.

📈 Sale-to-List Ratio: 95.56% Average (97.97% Median)

What It Means:

Homes are selling at 95.56% of their asking price on average. The median of 97.97% shows that many homes sell very close to list price.

For Sellers: You have leverage. Sellers are holding firm on pricing, and buyers are meeting them there. Price strategically to maximize your position.
For Buyers: Expect to pay close to asking price. Negotiate early and be prepared to offer at or near list price for competitive homes.

📦 Active Listings: 319 Homes

What It Means:

There are 319 active single-family listings in Montgomery right now. This is a moderate supply level.

For Sellers: Limited inventory = your advantage. With fewer homes on the market, yours stands out more.
For Buyers: You have options, but good homes disappear quickly. Don't wait on homes you like.

🧭 Months of Inventory: ~1.2 Months

What It Means:

At the current sales pace, it would take 1.2 months to sell all active inventory. Anything under 6 months is a seller's market; 6+ months favors buyers.

For Sellers: You're in a strong position. Low inventory means high demand for your home.
For Buyers: Prepare for competition. Sellers have the upper hand, so be strategic with offers and contingencies.

Month-Over-Month Comparison: May vs. April

Wondering how May stacks up against April? Here's what changed:

Metric	April 2026	May 2026	Change
Homes Sold	220	266	↑ +46 (+21%)
Price/SqFt	$187.04	$195.61	↑ +$8.57 (+4.6%)
Days on Market	66	58	↓ -8 days
Sale-to-List %	94.44%	95.56%	↑ +1.1%
Active Listings	364	319	↓ -45 homes
Months of Inventory	1.65	1.2	↓ Tighter supply

The Takeaway: May was stronger than April across the board. More homes sold, prices increased, and inventory tightened. This trend suggests continued strength heading into summer.

What This Means for Different Buyers

🏷 If You're Selling Your Home

You're in a strong position. Here's what to do:

✓ Price strategically. With homes selling at 97.97% of list price, pricing correctly from day one is critical. Overpricing means your home sits longer.
✓ Get professional marketing. With only 1.2 months of inventory, homes that are well-marketed sell faster and for more money.
✓ Act fast. Homes are moving. If you've been thinking about selling, now is the time to list.
✓ Work with an experienced agent. In a seller's market, you still need someone who knows how to position your home for maximum value.

🔑 If You're Buying a Home

The market is competitive, but opportunities exist. Here's your strategy:

✓ Get pre-approved. Sellers want certainty. A pre-approval letter shows you're serious and ready to move.
✓ Be prepared to act quickly. Good homes don't stay on the market long (median 37 days). When you find the right home, be ready to make an offer.
✓ Consider new construction. With builder incentives ($35K–$50K typical) and modern homes, new construction is a smart option in this market.
✓ Work with a buyer's agent. Someone who knows the market and can help you navigate competition and negotiate effectively.

🏡 If You're a Current Homeowner (Not Planning to Move)

Your home's value is working for you:

✓ Your equity is growing. With strong demand and stable prices, your home's value is likely appreciating.
✓ You have options. If life circumstances change and you need to sell, this is a favorable market.
✓ Consider refinancing. If you haven't refinanced recently, your increased equity might offer opportunities.

New Construction in Montgomery: A Smart Choice

If you're buying in Montgomery, don't overlook new construction. Communities like Two Step Farm (newly zoned to Montgomery ISD), Bentwater, and Crown Oaks offer:

Builder incentives ($30K–$50K+) that reduce your effective purchase price
Energy-efficient homes that lower utility costs
Modern designs and the latest building standards
Warranty protection on new construction
Excellent schools with high ratings

As a New Construction Buyer Specialist, I can help you navigate builder options, negotiate incentives, and find the perfect new home for your family.

Ready to Make Your Move?

Whether you're buying, selling, or just curious about your home's value, I'm here to help. The Montgomery market is strong, and now is the time to act.

Get Your Free Valuation Schedule Consultation

Questions? Let's Talk

Joni Ekleberry

Montgomery County TX Residential Listing Specialist

New Construction Buyer Representative

Eagle Nexus Real Estate Group · Powered by LPT Realty

📞 (936) 689-9976 | 📧 joni@jonitxhomes.com | 🌐 www.JoniEkleberryHomes.com

About This Data

This analysis is based on HAR MLS data for May 2026, covering single-family homes in Montgomery, TX (ZIP codes 77356 & 77316). Data includes all listing statuses and represents the most current market information available.

Want the full interactive report? View the complete Montgomery TX Real Estate Market Report with charts, comparisons, and detailed insights.