Keller, Texas Housing Market

What stands out in Keller?

• The median household earns $140,606 a year: among the highest incomes of 765 tracked cities. Tenants can carry higher rents.
• 30% of sellers have cut their price: among the highest share of price cuts of 765 tracked cities. Many sellers have already admitted their first price was too high.

Why is Keller still competitive?

Keller has 28% fewer homes for sale than in 2017–2019 at this time of year, and listings spend a median 49 days on the market, less than in 67% of the 765 cities we track. For every 100 homes still for sale, 43 are under contract. Well-priced homes will draw more than one offer. Your discount is in the listing that has sat, so set a price alert and move when a stale one gets cut.

How much can you negotiate in Keller?

For every 100 homes still for sale, 43 are under contract. In 2017–2019 at this time of year it was 59. The rest are still waiting for a buyer. About 1 in 3 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.

Keller listings spend a median 49 days on the market. That is 12% shorter than a year ago. There are 294 homes for sale in Keller. That is 7.9 times the tightest month on record, but below the peak of 471. Supply is steady against last year.

What to do about it

• Judge each listing on its own.
• Homes listed 60+ days ago with a price cut are where your discount is.
• Fresh, well-priced homes will not move on price. Do not waste offers on them.

How does Keller compare with other Texas markets?

Ranked among the 77 Texas markets we track:

• Asking price: 14th priciest of 77. Keller is at $477,702. Closest: Friendswood and Cedar Park.
• Buyer competition: 4th most competitive of 67. Keller is at 0.43 buyers per home. Closest: El Paso and Grand Prairie.
• Time on market: 5th shortest time on market of 77. Keller is at a median of 49 days on market. Closest: Pearland and Lubbock.
• Price cuts: 12th most price cuts of 77. Keller is at 30% of sellers cutting. Closest: San Marcos and Richardson.

Who will rent from you in Keller?

In Keller, 27 out of every 100 households rent. Most own their home. The renter share is growing. Five years ago it was 21 in 100. Keller added about 2,800 renter households in five years. Renter households here average 2.8 people. Families rent here. Buy bedrooms. Studios will sit.

Households grew 5% in five years. The housing stock grew 6%. Supply is outrunning demand. Just 3.9% of homes sit empty. A well-priced rental fills fast here.

The median Keller household earns $140,606 a year. Incomes here have grown 3.8% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 3.4 times the median income. Locals can afford to buy here. Your exit buyer can be a local family. At 30% of income, a tenant on the median income can pay about $3,515 a month.

To see what one Keller address would rent for and cash flow, run it through the app.

When do Keller prices dip?

Across 9 full years, Keller asking prices ran lowest in January, about 2.9% below the year's average. They peaked in May. The most homes for sale show up in August, about 29% above the yearly average. Shop in August for choice, and expect the softest asking prices in January.

What numbers should you underwrite a Keller deal with?

• Price growth to assume — +2.6%/yr. Keller grew 4.9% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Keller grows about 2.6% a year. That is the number to type in. Prices rose 1.9% over the last year. Use it for timing. The five-year rate is the better guide.
• Odds you cut your price to sell — 1 in 3. 30% of Keller listings have cut their asking price. Underwrite your exit below asking.
• Comp on price per square foot — $194/sqft. The typical Keller listing shrank from 3,188 to 2,734 sqft since Jul 2016. So median price hides real growth: 62% per sqft versus 18% on the median. Comp on median price and you will overpay for small homes.

Read how the pending ratio measures demand and how we read these numbers, then run the numbers on a deal.

What is the median home price in Keller?

The median asking price in Keller is about $478,000 as of Sep 2026, up 5.7% from a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Keller figures cover the 2 ZIP codes with a Keller mailing address, which can reach past city limits.

Is Keller a buyer's or seller's market in 2026?

Neither side has the upper hand in Keller right now. We compare Keller with 2017–2019 at this time of year: there are 28% fewer homes for sale; there are 43 pending sales per 100 listings, against 59 then; 30% of sellers have cut their price, against 37% then.

Are Keller home prices going up or down?

The median asking price is 10.7% below its May 2023 peak. Per square foot the gap is smaller: 3.3% below the May 2022 high. Part of the drop is smaller homes coming to market. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller.

What is the fair market rent in Keller?

HUD's fiscal year 2026 fair market rent for Tarrant County is $1,723 a month for 2 bedrooms and $2,273 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.