Clear Lake Housing Market: Prices, Inventory & DOM
December 4, 2025
December 4, 2025
Are you trying to make sense of Clear Lake’s housing numbers but feel lost in the jargon? You are not alone. Understanding prices, inventory, and days on market can help you time your move, set the right price, and negotiate with confidence. In this guide, you will learn what each metric means, how to read it in the Clear Lake context, and what steps to take whether you are buying or selling. Let’s dive in.
Median sale price is the middle point of recent closed sales. Half of the homes sold above it and half sold below. It is a better gauge than the average because a few very high or low sales can skew the average.
Months of inventory, often called MoI or absorption rate, answers a simple question: if no new homes came to market, how long would it take to sell all active listings at the current sales pace? The formula is active listings divided by average monthly sales.
These thresholds are widely used by professionals and align with industry guidance from NAR. MoI influences pricing power, concessions, and how quickly deals come together.
Days on market tracks how long a listing takes to go under contract after it goes public. Short DOM often signals strong demand. Longer DOM can point to overpricing, condition issues, or a slower segment.
Keep in mind that some MLSs count DOM differently. In the Houston area, check HAR or your agent for how relists and withdrawals are handled.
Clear Lake is not a single market. You have established Clear Lake City neighborhoods, master-planned communities in League City, and waterfront zones along Clear Creek, Clear Lake, and Galveston Bay. Waterfront and water-access properties usually carry a premium and tend to move on a different timeline than inland homes.
Local demand is tied to major employers like NASA Johnson Space Center and aerospace contractors, plus the broader energy sector. Shifts in hiring and project cycles ripple through buyer activity. For a sense of regional employment trends, you can watch updates from the Bureau of Labor Statistics alongside local employer news.
Growth in League City and nearby suburbs has added new-construction options to the mix. Builders sometimes offer incentives that compete with resales. This can affect pricing, days on market, and negotiation room in nearby neighborhoods.
Flood zones and recent storm history are a material factor in Clear Lake. Flood insurance availability and premiums affect affordability and can lengthen DOM for some properties. Before you tour, review zones on the FEMA Map Service Center and ask for elevation certificates and mitigation details when needed.
School boundaries within Clear Creek ISD can shape buyer demand and commute choices. For the latest maps and performance information, go directly to Clear Creek ISD. Also consider access to marinas, boat slips, and waterfront recreation around Kemah, Seabrook, and Nassau Bay, as these amenities influence neighborhood appeal.
Texas property taxes are a key part of your monthly budget. Homestead and other exemptions can reduce taxable value once filed with your county. Look up records and exemption guidelines at the Harris County Appraisal District and the Galveston County Appraisal District.
When mortgage rates rise, buyer activity typically cools and DOM can increase. When rates fall, more buyers re-enter the market and inventory tightens. Keep an eye on the weekly rate trend from Freddie Mac’s Primary Mortgage Market Survey.
Do not overreact to a single month. Compare month-to-month, but give more weight to 3 to 12 month trends and year-over-year changes. If median price rises while inventory also rises, the move could be mix-driven. For sellers, compare your home to recent closed sales in the same micro-market and similar flood profile.
If overall DOM is dropping while inventory is steady, demand is strengthening. Sellers can price confidently when the data shows that trend. If your listing’s DOM is high relative to neighbors, consider a targeted price adjustment or complete the most visible repairs and updates. Aim to be competitively priced in the first two weeks to capture the most buyer traffic.
Entry-level homes often sell faster than high-end or waterfront properties. Segment your expectations by tier, such as under 300 thousand, 300 to 600 thousand, and 600 thousand and up. Ask your agent for DOM and months of inventory by tier and by property type to avoid misleading averages.
A sales-to-list ratio above 100 percent suggests strong competition and possible multiple offers. A rising share of price reductions can signal softening. If active listings are climbing while pendings fall, buyers may have the upper hand in negotiations.
Waterfront and flood-zone properties require extra due diligence. Buyers should prepare early by getting flood insurance quotes, confirming zone status on FEMA’s map portal, and reviewing elevation certificates. These items can affect offers and timelines. Sellers who provide clear flood history and mitigation details upfront can reduce uncertainty and help keep DOM in check.
Builders may offer incentives that compete with resale pricing. If you are buying, compare total costs, not just price. If you are selling near active construction, your pricing and staging need to show clear value against new-build alternatives.
Tip: When you look at charts or reports from multiple sources, confirm whether the figures are for Clear Lake neighborhoods specifically or for the greater Houston metro. Methods and coverage can differ.
You do not need to decode the market on your own. With local insight into Clear Lake’s micro-markets, flood considerations, and pricing by tier, you can move with confidence. For a clear plan tailored to your goals, connect with Lori Vaughn for a friendly, no-pressure conversation.
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