If you are selling a home in Katy this fall, you are not imagining it: there is more competition out there. Recent market reports describe Katy-area inventory at roughly a six-year high, with typical days on market stretching into the two-month range and many sellers adjusting prices after listing. Across greater Houston, active listings recently reached a record level as well.
More choice for buyers does not mean homes are not selling. It means buyers are comparing more carefully, and the homes that win are the ones that make a strong first impression. Here is a practical game plan.
1. Price for the market you are in, not the one you remember. Buyers today often have several similar homes in the same subdivision to compare. A home that starts too high tends to get skipped in online searches, then chases the market downward with reductions. Pricing accurately from day one, based on the most recent closed and pending sales, usually does better than starting high and cutting later.
2. Treat the first 14 days as your launch window. New listings get the most attention from buyers and their agents in the first couple of weeks. Have repairs finished, the home cleaned and staged, and professional photos ready before you go live. Launching a half-ready listing wastes the moment when interest is highest.
3. Know how you compare with new construction. Katy has plenty of builder inventory, and builders often offer incentives such as rate buydowns or closing cost help. Resale homes can compete by highlighting what new builds may lack: mature trees, established neighborhoods, finished landscaping and window coverings, and no waiting on construction. Offering a seller concession toward a buyer’s rate or closing costs can also be more effective than a price cut, depending on the buyer.
4. Watch the data weekly. Showing activity and online views tell you quickly whether your price and presentation are working. If traffic is light after the first two weeks, adjust promptly rather than waiting a month.
5. Plan your own move around a realistic timeline. If you are buying after you sell, build in extra time, and talk through options such as a sale-contingent offer or a short leaseback.
The Audra O’Neal Team helps Katy homeowners price with precision and launch with impact. For a current, neighborhood-level pricing analysis of your home, contact us today.
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The Audra O’Neal Team | ONTX Realty Partners
Call or Text: 281-972-8200
Email: ONealTeamRocks@gmail.com
Web: http://www.ONealTeamRocks.com
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