Why ~50% of Homes in The Woodlands Are Selling Under Asking—and How To Avoid It

Why are so many homes selling under asking in The Woodlands, and what can you do differently?

Nearly half of homes on the market today are selling below their asking price. That might sound discouraging, but it’s not the end of the story. With the right strategy, you can position your home to sell at—or above—asking, even in today’s market.

What the Data Says About The Woodlands Real Estate Market

The latest numbers tell a clear story: the market has shifted.

• Median home price in The Woodlands: about $640,000, up nearly 5% year-over-year.

• Inventory: up more than 50% from last year, giving buyers more choices.

• Days on market: averaging 22 days, compared to just 13 days last year.

• Price reductions: increasingly common as sellers adjust expectations.

Across Texas, similar trends are playing out. More listings, longer selling timelines, and buyers who are pickier than they were during the pandemic surge.

Why So Many Homes Are Selling Below Asking

1. Rising Mortgage Rates

Higher rates shrink affordability, leaving buyers more sensitive to asking prices.

2. More Inventory, More Options

When buyers can compare, overpriced homes get overlooked quickly.

3. Unrealistic Seller Expectations

Many homeowners are still anchored to 2021–2022 conditions, when homes routinely sold well over list.

4. Buyer Caution

Economic uncertainty makes buyers slower to pull the trigger unless the home feels like a strong value.

5. Price Cuts Signal Weakness

Once a listing shows a reduction, buyers often assume more flexibility is possible—and offer lower.

Why This Matters for Your Sale

The first two weeks on the market are critical. That’s when your home has the most visibility and attracts the most serious buyers. Miss your pricing window and your listing risks going stale—making it much harder to secure your asking price.

How To Beat the Trend and Sell for Asking (or More)

Here’s what the most successful sellers in The Woodlands are doing right now:

• Price strategically from day one. Base your price on recently sold homes, not just what’s listed. A well-priced home draws more buyers early and sets you up for stronger offers.

• Prep and present your home. Handle repairs, refresh curb appeal, and consider staging. Professional photography and video tours are essential for online first impressions.

• Leverage your launch. List when buyer activity is highest and host showings/open houses quickly to build momentum.

• Stay flexible in negotiations. Serious buyers expect some give-and-take. That doesn’t always mean price—it can mean repairs, closing costs, or timing.

• Work with a trusted local agent. The Woodlands is a unique market. An experienced agent like The McClung Group understands buyer behavior here and can help you stand out.

Why “Under Asking” Isn’t Always Failure

Selling slightly under asking doesn’t necessarily mean losing. If your pricing strategy was ambitious to begin with, you may still walk away with a strong net. Plus, selling faster often saves you on carrying costs like taxes, insurance, and maintenance.

But with the right preparation and strategy, many sellers in The Woodlands are still closing at or above asking today.

Bottom Line

The days of easy bidding wars are gone, but opportunity remains. Half of homes may be selling below asking—but the other half aren’t. With strategic pricing, smart preparation, and local expertise, you can still achieve a strong sale.

Call to Action

Ready to talk strategy for your home in The Woodlands? Schedule a call with The McClung Group today. We’ll show you what buyers in our area are paying right now—and create a plan to position your home for success.