Places
Are home prices in Cypress going up or down?
Answered by Allen Markel, REALTOR®, Texas Premier Realty ·
Short answer
Flat to slightly down. The median sale price for the last 12 months is $411,665, which is 2.0% below the $420,000 median for the 12 months before it, while median price per square foot has held near $170 all year. Sales volume also fell, from 3,857 closed sales to 3,592 (down 6.9%). Half of the 1,331 active listings have been on the market more than 60 days, and 49% have had a price cut. The quarterly median has moved in a band between $400,000 and $427,055 for two years.
What has the median done by quarter?
The site's quarterly series for Cypress runs from a $408,000 median in the third quarter of 2024, up to $425,000 in the fourth quarter of 2024, $427,055 in the second quarter of 2025, down to $400,000 in the fourth quarter of 2025, then $410,000, $422,250 and $415,400 (a partial quarter) in 2026. A two-year range of $400,000 to $427,055 is a difference of under 7%. The monthly figures show the same: August 2025 $415,000, June 2026 $445,000 and August 2026 $421,000. Nothing in the series is a clear trend up or down, and single months swing with the mix of homes sold. Because the median is a middle value, a shift in which homes sell changes it without any home changing price. June 2026 had a $445,000 median partly because the mix that month leaned toward larger and newer homes; the price per square foot that month was $173 against $170 in August, a difference of under 2%. Using a per-square-foot median removes much of that mix effect.
What do supply and price cuts add, and what does that mean for a buyer or a seller?
Supply gives a second view. There are 1,326 active homes and about 4.2 months of inventory at the current sales pace, a level that sits between a balanced and a seller-leaning market. Aging is the caution: of 1,331 active listings, 423 are 0 to 30 days old, 250 are 31 to 60, 212 are 61 to 90 and 446 have been listed more than 90 days. About 49% have cut their price at least once. In August, the share of active listings with a price cut was 51%, versus 40% in July. Those numbers say sellers are adjusting to buyers rather than prices falling across the board. For sellers, the number to respect is the price-cut share: a home priced above its comparable sales can sit through a 90-day wait. For buyers, the same data says negotiating is realistic, especially on homes past 60 days, while the well-priced homes in the first 30 days are the ones that sell within a month. A median is a market-wide figure, and a subdivision or a price band can behave differently, so the most reliable comparison uses recent sales of similar homes nearby.
| Quarter | Median sale price |
|---|---|
| 2024 Q3 | $408,000 |
| 2024 Q4 | $425,000 |
| 2025 Q1 | $420,000 |
| 2025 Q2 | $427,055 |
| 2025 Q3 | $410,990 |
| 2025 Q4 | $400,000 |
| 2026 Q1 | $410,000 |
| 2026 Q2 | $422,250 |
| 2026 Q3 (partial) | $415,400 |
Common follow-up questions
Did Cypress home prices fall last year?
The 12-month median is 2.0% below the prior 12 months ($411,665 versus $420,000).
How many Cypress homes have price cuts?
About 49% of active listings (651 of 1,331) have had a price reduction.
Is Cypress a buyer's or seller's market?
With about 4.2 months of inventory it is labeled a seller's market by the site's threshold, but price cuts are common.
Sources
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Related questions
What is the median home price in Cypress right now?
The median sale price of Cypress homes that closed in the last six months (March 25 to September 25, 2026) is $420,860, based on 1,919 sales, or about $170 per square foot.
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Half of the Cypress homes that sold in the last 12 months went under contract within 33 days of listing, and 48% did so within 30 days. About 68% sold within 60 days and 19% took more than 90.
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About 1,330 homes are for sale in Cypress. By list price, 125 are under $300,000, 665 are from $300,000 to $500,000, 344 are from $500,000 to $750,000 and 197 are above $750,000, so half of all…
Read answerAre home prices in Harris County going up or down?
Flat to slightly down. The Harris County median sale price for the last 12 months is $315,000, which is 2.2% below the $322,046 median for the 12 months before it.
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Answers describe transactions and public data. They are not legal, tax or financial advice.