Katy Real Estate Market Update: October 2026

Katy's median single-family sale price was $334,900 in September 2026, according to HAR.com, down 2.7% from a year ago. Homes averaged 32 days on market.

Katy sellers, here's the headline: buyers have more choices than they've had in years. Katy had 3,198 active single-family listings in September, up 11% from September 2025. Closings slowed to 443 for the month. Mortgage rates crossed 7% at the end of September and reached 7.4% by mid-October. Every Katy buyer is running payment math before they ever walk through your front door.

That doesn't mean Katy homes aren't selling. They are, in about a month on average. But the homes that move are priced right on day one. HAR's own snapshot for the Katy-Southwest market area says buyers are negotiating below list price there. If your house sits through two or three price reductions, the market reads that as a signal. Price to the comps, not to what your neighbor got in 2025.

Months of inventory are calculated from HAR listing and 12-month sales data; HAR reports 4.9 months for the Katy-Southwest market area.

Katy buyers, this is the most negotiating room you've had in a long time. With 6+ months of supply citywide, you can ask for seller-paid closing costs, a rate buydown, or repairs, and many sellers will at least have the conversation. Rates are the hard part. At 7%+, a buydown funded by the seller can be worth more to your monthly payment than a lower sale price.

Don't confuse "more inventory" with "no competition." Well-priced homes in established Katy subdivisions with move-in-ready finishes still draw multiple showings in the first weekend. Get fully pre-approved, know your payment ceiling, and be ready to move fast on the right one while you negotiate hard on the rest.

Katy has never felt like just another Houston suburb, and that shows in how people talk about living here. Old Katy, the historic downtown along Second Street and the rail line, still anchors the city's rice-farming roots. Each fall the Katy Rice Harvest Festival pulls the whole community downtown.

Beyond the historic core, Katy's identity has grown west and north with the master-planned communities along the Grand Parkway, from Cinco Ranch to Cane Island and Jordan Ranch. Each has its own events calendar, farmers markets, and small-business corridors.

The service culture here is real too. Every Thanksgiving, MAD Properties Group founder Melanie Dubendorff serves as Site Director for the Katy location of Operation Turkey, a volunteer effort that feeds thousands of Houston-area neighbors. That's the Katy community Melanie and her team know: neighbors showing up for neighbors. When you sell in Katy, you're selling that identity along with the square footage. Your listing should say so.

With inventory up 11% year over year in Katy, your listing is competing with more homes than at any point in recent memory. Strategy matters more than ever: pricing off the right comps, launching with professional media, and handling the first two weeks of showings and feedback with discipline.

After 23 years in Greater Houston real estate, Melanie has seen what separates the Katy listings that sell from the ones that sit, and it usually comes down to the first 14 days.

Most agents market homes. MAD Properties Group focuses on protecting outcomes. Every marketing decision, from the price to the photos to the negotiation, is measured against one question: what puts the most net equity in your pocket at closing? You get weekly updates on showings, offers, and feedback from day one.

Veteran sellers who are also buying get our Give Back Program: when there's a dollar amount to apply it to, a portion of our commission goes back to you at closing toward your closing costs.