If you have been house hunting in Katy lately, you may have noticed that homes are not disappearing as quickly as they once did. According to a September 2026 HAR-based market update for the Katy area, the average days on market was roughly 78 days, with over 2,500 active listings and several hundred homes selling during the month. Numbers like these suggest buyers have more time and more choices than in the fast-paced years of the recent past.
So how can you turn that breathing room into a better deal? Here are some practical ideas.
Take your time, but stay decisive. More inventory means you can compare several homes, schools zones, commutes, and lot types. Still, the best-priced and best-condition homes can attract interest quickly, so know your must-haves before you tour.
Get fully pre-approved. A pre-approval letter from a lender shows sellers you are serious. Talk with your lender about different loan programs and how today’s interest rates affect your monthly payment, so you shop within a comfortable budget.
Look at the whole listing history. Ask your agent how long a home has been on the market, whether the price has changed, and what similar homes nearby have sold for. A home that has been listed for a while may give you more room to negotiate on price, repairs, or closing costs.
Think beyond the price. Negotiation can include seller-paid closing costs, a rate buydown, repair credits, or flexible closing dates. Which is best depends on your finances and goals, so it is worth discussing the options with your lender and agent.
Do your due diligence. Order a thorough inspection, review the survey, and check items that matter in our area such as flood zone information, the MUD or special district taxes, and homeowners association rules. Katy sits across several jurisdictions, so tax and fee details can vary from one neighborhood to the next.
Keep the daily drive in mind. Katy offers many choices, from established neighborhoods to newer master-planned communities. Test your commute at the times you would actually travel.
Market averages are only a starting point, and individual neighborhoods and price ranges can look very different. This is general information, not financial advice. For up-to-date, neighborhood-level numbers in Katy, reach out to The Audra O’Neal Team. We would love to help you find the right home and write an offer that makes sense.
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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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