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Everyone assumes summer is too late to sell, but the selling window hasn't closed. See how Katy, Fulshear, Richmond, and Rosenberg data reveal a real second chance for sellers who missed the spring.
Earlier this year, I shared with you something a lot of homeowners in Katy and Fulshear didn’t want to hear. Our friends in Richmond and Rosenberg were particularly pleased either. Summer isn’t the golden window everyone assumes it is. April and May are. By the time June turns into July, the crowd that drove the spring rush has already found their homes, and by August, everyone’s attention shifts to backpacks and bus schedules. I’ve watched this pattern repeat every single year and the calendar doesn’t care how badly a seller wants it to be different.
I stand by every word of that. And now that we’re sitting in the middle of July, I want to look at the same data again, because it tells a second story that’s just as important, especially if you’re a homeowner who missed the spring window and is now wondering if you waited too long. I get this question a lot this time of year. Someone listed late, or held off entirely, and now they’re watching the calendar tick toward August and assuming the opportunity has passed them by. It hasn’t, and I want to show you exactly why, using the same numbers that backed up my spring argument.
I pulled five years of closing data for Katy, Fulshear, Richmond, and Rosenberg. Across every market, closings climb through the spring, typically peak in June, and then ease off. That confirms exactly what I we spoke about earlier this year. Homes that close in June went under contract back in April or May, because that’s how long it takes a home to go from listed to closed once you factor in inspections, financing, and appraisal. The spring buyer is real, and the spring window is real.
But look closer at July and August. In most of these markets, the numbers don’t fall off a cliff. They ease down gradually, and in a couple of areas, they’re still stronger than the start of the year. That’s not nothing. That’s a market that’s slower, not dead, and there’s a meaningful difference between the two when you’re deciding whether to list this month or wait for another window.
Katy peaked at 4,076 closings in June, but July and August held nearly as strong at 3,932 and 3,738. That’s a market with enough depth that summer stays busy well past the spring rush, and it’s the largest of the four areas I track, so there’s simply more buyer volume to draw from even after the early season crowd has already closed. A seller listing in Katy today isn’t fighting for scraps. They’re stepping into a market that’s still moving real numbers month after month.
And it’s not just closings that tell that story. From 2020 through 2025, Katy’s average sales price climbed from $319,415 to $432,054, 35.27% in total appreciation, or about 6.23% a year. Some of that comes from more higher-priced homes selling over time, but demand stayed strong across the board. Even as the market cooled off from the pandemic surge, Katy homeowners kept building real equity, and that’s why it remains one of the most stable, desirable markets in the Houston region.
Want to drill down to a particular year? These charts are interactive! Simply click on the year headers to show or hide any given year!
Fulshear’s summer peak is real, but December actually edges it out, 862 closings versus 834 in June. Relocation and out of state buyers here don’t always move on a school calendar, and Fulshear has grown fast enough over the last several years that a meaningful share of its buyers are transferring in for a job rather than timing a move around a district’s first day of class. That gives Fulshear a second real window most sellers never plan for, and it’s worth remembering if you’re debating whether to list now or wait for next spring.
The value picture in Fulshear tells an even bigger story. From 2020 through 2025, the average sales price jumped from $480,582 to $655,741, 36.45% in total appreciation, or roughly 6.42% a year. Some of that growth comes from population and demand, some from bigger, pricier homes entering the mix, but either way, it’s made Fulshear one of the strongest performing markets in greater Houston.
Richmond peaks in June at 1,899 and stays strong through August, but it also shows a near matching surge in December at 1,748. New construction timelines likely play a role in that second window, since builder communities close on their own internal schedules as much as they do on resale buyer behavior. For a Richmond seller, that means the market gives you more than one legitimate shot at a strong close, not just the one everyone assumes is the only option.
Richmond’s numbers are even stronger. From 2020 through 2025, the average sales price rose from $306,125 to $441,135, 44.10% in total appreciation, or about 7.59% a year. Richmond has expanded hard in both directions, north toward Fulshear and south past the historic center, bringing in master planned communities full of higher-priced new construction. Add in Lamar Consolidated ISD’s strong reputation and steady buyer demand, and it’s easy to see why Richmond posted one of the strongest appreciation rates in the region.
Rosenberg cools the fastest of the four, with May edging out June and a steady taper through summer. It’s the smallest market of the group, and that tighter buyer pool tends to move earlier and more predictably around the traditional spring calendar than its neighbors. Still, fall shows a modest uptick in October, worth watching if you missed the spring here and are wondering whether a later listing still has a shot at real buyer traffic.
Rosenberg tells its own story. From 2020 through 2025, the average sales price grew from $230,946 to $305,672, 32.36% in total appreciation, or about 5.76% a year, all while staying the most affordable of the four markets. That affordability keeps drawing buyers looking for more home for their money, many with access to the same strong Lamar Consolidated ISD schools. Unlike its neighbors, Rosenberg is boxed in by surrounding cities, with farmland still holding the line to the west, at least for now. That limited room to grow has kept supply tight, and paired with steady demand, it’s kept values moving in the right direction for homeowners.
This is the part nobody talks about, and it’s the reason I wanted to write this follow up. The buyer shopping right now is a different animal than the buyer shopping in April.
In April, you’re dealing with a wide field. Lookers, planners, people testing the market alongside people who are truly ready. By July, that field has narrowed hard, but the people left in it are almost all serious. They didn’t find what they wanted in the spring, their lease is ending, their job started last month, or they’re relocating a family before the school year locks in. These aren’t buyers browsing on a Sunday afternoon. These are buyers with a deadline.
And here’s the part that works in your favor. A lot of the sellers who listed in April and May have already sold, or they’ve pulled their listing and decided to wait until next spring. That means the buyer shopping in July has fewer homes to choose from than the buyer shopping in April did. Less competition among listings works two ways. It can hurt you if you’re the only home on a street full of unsold inventory. It helps you if you’re one of the few solid options left for a buyer who needs to close before school starts.
But let’s be honest about what that opportunity actually requires. This isn’t the COVID glory days, when a home could hit the market overpriced and messy and still sell in a weekend with multiple offers. Those days are long gone, and the buyers left in the market right now know it. A serious buyer with a deadline is still a picky buyer. Your home needs to be priced where the market actually sits, not where it sat two years ago, and it needs to show well, yard mowed, clutter gone, the little repairs finally handled. The buyer pool this time of year is smaller and sharper, and that means less room for a home that isn’t ready to compete.
That deadline is exactly why it’s worth pricing and preparing your home right the first time. Katy ISD and Lamar Consolidated ISD don’t start until mid to late August, which means a buyer under contract in mid to late July can still close and move in before the first day of class. But that window is tight. A home that sits overpriced while the seller “sees what happens” can burn through that timeline fast, and once school starts, the urgency goes with it.
If you’re a homeowner who’s been sitting on the sidelines since spring wondering if the window closed, it didn’t close all the way. It narrowed. The buyers left in it are more motivated, more qualified, and working against their own deadline, and right now you have less competition on the shelf than you would have in May.
I’m not telling you July is the new April. It isn’t, and the data doesn’t lie about that. What I am telling you is that “I missed the spring” doesn’t have to mean “I’ll wait until next year.” Especially considering the questions surrounding where our economy is heading. There’s still a real buyer out there for the right home at the right price, and that buyer is looking today.
DM me. Call me. Email me. Or just fill out the form right here on this page. No pressure, no pitch. Just an honest conversation about where your home stands right now and whether this second window makes sense for you. I’ve walked a lot of families through this exact decision, and I’d love to help you think it through too.
