The Colony, Texas Housing Market

How much can you negotiate in The Colony?

Only 37 out of every 100 homes for sale have found a buyer. The other 63 are still waiting. Your offer may be the only one on the table. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.

A typical The Colony home takes 42 days to find a buyer. Half of them take even longer. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago. There are 230 homes for sale in The Colony. That is 11.5 times the tightest month on record, but below the peak of 264. Supply is shrinking against last year.

What to do about it

• Search The Colony homes listed 60+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• Ask the seller to pay closing costs.
• You can lose a few offers here and still win.

Is now a good time to buy in The Colony?

Asking prices are 6.2% below their May 2024 peak. You are not buying at the top. 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. The Colony prices have risen in 83 of the last 108 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

The discount is already here. It is not getting bigger. Buy now while sellers are still weak. Waiting for a lower price stopped working a year ago.

Who will rent from you in The Colony?

In The Colony, 41 out of every 100 households rent. That is nearly half. The renter share is growing. Five years ago it was 37 in 100. The Colony added about 3,100 renter households in five years. Renter households average 2.0 people. Singles and couples rent here. Two bedrooms beat four.

Households grew 24% in five years. The housing stock grew 20%. Demand is outrunning supply. Just 3.6% of homes sit empty. A well-priced rental fills fast here.

The median The Colony household earns $119,682 a year. Incomes here have grown 6.0% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 5.3 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. A tenant on the median income can pay about $2,992 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast.

That is the market, not your address. Run an address through the app to see its rent estimate and cash flow.

What numbers should you underwrite a The Colony deal with?

• Price growth to assume — +3.3%/yr. The Colony has grown about 3.3% a year for five years and for ten. That is a durable trend, not a boom artifact. It is a fair long-run input. Prices fell 1.3% over the last year. That is a timing signal, not a trend.
• Months of carrying cost — 2. A typical home takes 42 days to sell. Budget that long when you exit or refinance.
• Odds you cut your price to sell — 1 in 4. About 26% of homes on the The Colony market right now have already cut their asking price. Assume you are one of them when you sell. Do not underwrite an exit at your asking price.
• Comp on this, not median price — $231/sqft. The typical The Colony listing shrank from 3,300 to 2,628 sqft since Jul 2016. So median price hides real growth: 63% per sqft versus 32% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — -5%. That is how much the number of homes for sale shrank in a year. Your resale will face a smaller crowd than today's comps did.
• Price-to-income ratio — 5.3×. A typical home costs 5.3 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. Incomes are rising faster than home prices. Affordability is improving.
• Tenant rent ceiling — $2,992/mo. 30% of the median household income of $119,682. Rents above this line shrink your tenant pool fast.

Is The Colony a buyer's or seller's market in 2026?

Yes, if you negotiate. Buyers have the upper hand in The Colony right now. 37 out of every 100 homes for sale have a buyer, 26% of sellers have cut their price, and a typical home takes 42 days to sell.

Are The Colony home prices going up or down?

Asking prices are 6.2% below their May 2024 peak. You are not buying at the top. 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 price growth should I assume for The Colony?

Assume +3.3% a year. The Colony has grown about 3.3% a year for five years and for ten. That is a durable trend, not a boom artifact. It is a fair long-run input. Prices fell 1.3% over the last year. That is a timing signal, not a trend.

How fast are homes selling in The Colony?

A typical The Colony home takes 42 days to find a buyer. Half of them take even longer. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago.

Is The Colony a renters' market or an owners' market?

In The Colony, 41 out of every 100 households rent. That is nearly half. The renter share is growing. Five years ago it was 37 in 100. Just 3.6% of homes sit empty. A well-priced rental fills fast here.

What rent can The Colony tenants afford?

A tenant on the median income can pay about $2,992 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median The Colony household earns $119,682 a year.