Getting your Houston home market ready can feel overwhelming, especially as buyers take more time to compare options. In early 2026, homes in Greater Houston are spending about 66 days on market with roughly 4 to 5 months of inventory, and the median single‑family price sits near $322,045. That means presentation and pricing matter. In this guide, you’ll learn what to fix, how to stage, when to launch, and how to navigate local issues like flood risk and foundation history so your home stands out. Let’s dive in.
Know today’s Houston market
Houston is shifting toward a more balanced market. January 2026 data shows about 4,999 single‑family sales, a median price near $322,045, and average days on market around 66. Inventory has expanded to roughly 4 to 5 months, so buyers have time to negotiate and compare. You need sharp pricing and strong presentation to capture attention in week one. HAR’s latest snapshot of January 2026 and guidance for 2026 buyers and sellers back this up.
Houston also operates without conventional use‑based zoning. When you or your agent choose comps, prioritize true physical and functional similarity, not just proximity. Factor in subdivision controls, deed restrictions, flood exposure, and lot characteristics. The city explains how development is regulated through subdivision and building ordinances rather than traditional zoning on its Planning and Development page.
Choose your launch window
Spring listing windows often attract strong buyer interest in Houston. If you are aiming for April or May, start lining up contractors, staging, and photography early. Many sellers see better first‑week momentum by going live mid to late week when weekend showings can stack quickly. The key is to debut fully prepared with clean marketing, complete disclosures, and pricing that aligns with current comps.
Get disclosures and paperwork right
Texas requires most sellers of previously occupied single‑family homes to provide the TREC Seller’s Disclosure Notice. Completing it early helps you answer buyer questions fast and avoid delays. Download and review the TREC Seller’s Disclosure Notice and gather permits, invoices, warranties, and prior inspection reports. Prepare septic, well, or sewer documentation if relevant, plus any records for gas or plumbing work.
Order smart pre‑listing inspections
Pre‑listing inspections help you fix issues before showings and reduce renegotiation risk. Prioritize these:
- General home inspection for systems, roof, plumbing, and HVAC.
- Roof evaluation to confirm age, condition, and any leaks.
- Foundation or structural check. Houston’s expansive clays can cause movement; a structural report can reassure buyers. Review the USDA profile for Houston Black soils and shrink‑swell behavior.
- Sewer lateral or drain‑line inspection if the home is older or has had plumbing issues.
- Pest or termite check if appropriate.
- Permits and receipts for recent improvements to show scope and code compliance.
Prioritize repairs that protect value
Address safety and system items first. Fix obvious electrical issues, HVAC problems, roof leaks, major plumbing leaks, and any active moisture or mold concerns. Then, handle visible deferred maintenance. Fresh landscaping, pressure washing, paint touch‑ups, clean gutters, and a clean driveway lift curb appeal.
Finish with staging‑level updates. Neutral interior paint, modern lighting, updated hardware, and simple flooring repairs go a long way. National industry surveys show staged homes often sell faster and can see modest price improvements versus unstaged peers. See highlights in NAR’s Profile of Home Staging.
Navigate flood and foundation realities
Flood risk is top of mind for many Houston buyers. A draft of Harris County’s new FEMA flood maps released in early 2026 could expand 100‑year and 500‑year floodplains and may increase the number of properties that require flood insurance with a mortgage. Review coverage from the Houston Chronicle on the draft FEMA maps and check your address using Harris County’s MAAPnext flood‑education tool. Document any flood mitigation you have completed, such as drainage improvements, raised mechanicals, or flood vents.
For foundations, Houston’s clay soils can cause settling. Gather prior foundation reports, invoices, warranties, and any drainage or grading work. If your home shows signs of movement or had past repairs, consider a pre‑listing structural engineer’s letter. Clear documentation builds buyer confidence and reduces concession requests.
Elevate curb appeal and key rooms
Curb appeal sets the tone online and in person. Keep landscaping trimmed and healthy, fix visible roof or gutter problems, and refresh your front door and porch. In Houston’s warm, humid climate, choose resilient, low‑maintenance plants and make sure drainage moves water away from the slab.
For interiors, focus on the living room, kitchen, and primary bedroom. Declutter, depersonalize, and highlight natural light. Use simple, neutral palettes and a few warm accents to create a calm, upscale feel. If you stage only a few rooms, pick the spaces that frame how buyers will actually live day to day.
Invest in pro visuals and compliant aerials
Professional photography, 3D tours, and accurate floor plans drive engagement and trust. Many brokerage studies find that high‑quality images and immersive tours correlate with faster sales and stronger offers in a range of price points. Aim for a complete media pack that includes bright interior photos, twilight exteriors, a short cinematic video, and a 3D walkthrough with measured floor plan.
If you add drone photos or video, make sure the operator holds an FAA Part 107 Remote Pilot Certificate and follows all rules, including registration and airspace authorizations where required. Both the pilot and the party who benefits from the flight can face enforcement for noncompliant operations. Learn more on the FAA’s UAS guidance page.
Consider concierge‑level prep and marketing
If you want a turnkey experience, explore concierge‑style preparation with a curated vendor roster and clear timelines. At Nan & Co., you benefit from in‑house creative through Nan Studios for 4K video, photography, Matterport, and editorial‑quality marketing. Your listing also reaches selective global audiences through our network memberships, which can expand buyer reach and protect your margin. For complex or time‑sensitive situations, ask about specialized solutions like our Luxury Auction Concierge.
Price with precision in a no‑zoning city
In a market with more inventory, pricing needs to be exact. Build your comparative analysis around homes with similar age, construction quality, lot size, flood exposure, and deed‑restriction status. Do not rely on distance alone, since Houston’s development pattern allows varied uses and redevelopment on nearby parcels. Align your launch price with fresh, true comparables and be ready to adjust early based on showing feedback.
Your 6–12 month game plan
- 6–12 months out: Bid and schedule any major work that needs permits, like roof replacement, HVAC, or foundation repairs. Gather past reports and warranties.
- 3–6 months out: Tackle landscape grading and drainage fixes if needed. Start your TREC disclosure packet and assemble permits, invoices, and maintenance records.
- 6–8 weeks out: Deep clean, declutter, paint in neutral tones, and complete minor repairs. Finalize a staging plan and book professional photography, 3D, and any drone work with a Part 107 pilot.
- 2 weeks out: Install staging, complete photography and video, and finalize your property website and brochures. Have your agent preview the home and collect early feedback.
- Launch week: List on MLS mid to late week with a full marketing push. Track showings and comments in real time and respond quickly with pricing or condition adjustments if needed.
Quick seller checklist
- Complete the TREC Seller’s Disclosure and gather permits, warranties, and service records. Use the official TREC form.
- Order a general home inspection and follow up with specialists as needed, including foundation and sewer scopes.
- Fix safety and system issues, then refresh curb appeal and stage key rooms. See NAR’s staging insights here.
- Check the draft FEMA flood maps and MAAPnext for your address and document any mitigation. Review the Houston Chronicle coverage and the MAAPnext tool.
- Hire a professional photographer and confirm any drone operator holds FAA Part 107 certification. Review FAA guidance here.
- Work with your agent on comps that reflect Houston’s no‑zoning context, flood exposure, and deed restrictions.
When you are ready to list, surround your home with studio‑quality marketing, clear communication, and a pricing strategy grounded in data. If you want a partner who blends boutique attention with global reach, connect with Nan & Co Properties. Discover the Nan Difference.
FAQs
What is the current selling timeline in Houston?
- Early 2026 data shows average days on market around 66, with roughly 4 to 5 months of inventory, so plan for a longer runway and a strong first week.
How will the draft FEMA flood maps affect my sale?
- The draft suggests more properties could fall within floodplains, which may increase insurance requirements for buyers with mortgages. Check your address on Harris County’s tools and share any mitigation records with buyers.
Do I need to repair foundation issues before listing?
- Fix urgent safety concerns and consult a structural engineer if there is visible movement or prior repairs. Clear documentation and a professional report often reduce renegotiation risk.
Which rooms should I stage to get the best return?
- Focus on the living room, kitchen, and primary bedroom. Neutral paint, simple lighting updates, and decluttering can deliver strong results without a full-home overhaul.
Can I use a drone for listing photos in Houston?
- Yes, but the operator must hold an FAA Part 107 Remote Pilot Certificate and follow all rules, including airspace authorizations near major airports.
When is the best day to go live on MLS?
- Many sellers aim for mid to late week to build weekend showings. Launch only after photos, 3D tours, disclosures, and pricing are fully ready.
