Katy sellers are working against a number most of them have not seen. Over the last twelve months, 6,201 single-family homes sold in Katy at a median of $345,000. The 2,531 homes sitting on the market right now ask a median of $388,270.
That is a gap of roughly 12 percent between what sellers want and what buyers pay.
The asking price gap is smaller than it looks, and that matters
Most agents would stop at that 12 percent figure and use it to scare you. I would rather show you the part underneath it.
The active listings are bigger homes. They run a median of 2,479 square feet against 2,323 for what actually sold. Compare the two pools by the foot instead and the picture changes. Sold homes closed at a median of $160.95 per square foot. Active homes ask $167.
| Measure | Sold, last 12 months | Active now |
|---|---|---|
| Homes | 6,201 | 2,531 |
| Median price | $345,000 | $388,270 |
| Median per square foot | $160.95 | $167 |
| Median size | 2,323 sq ft | 2,479 sq ft |
| Median days on market | 28 | 42 |
So the real overask in Katy is closer to four percent than twelve. Most of that headline gap is size mix, not seller greed.
Four percent is still the number that decides your outcome.
What the homes that failed to sell were asking
I pulled every expired Katy listing across those four ZIP codes for the same twelve months. There were 1,256 of them, and they asked a median of $369,000.
Homes that actually sold closed at a median of $345,000. So the listings that failed asked roughly seven percent more than the ones that succeeded.
| Outcome | Listings | Median price |
|---|---|---|
| Sold | 6,201 | $345,000 |
| Expired, never sold | 1,256 | $369,000 |
Seven percent does not feel like a mistake when you are making it. It feels like room to negotiate. It reads to buyers as a house priced above the market, and they never come to look.
Katy is tighter than Fort Bend County as a whole, where expired listings asked about ten percent above what sold. The margin for error here is narrower, not wider.
Notice the last row too. Homes that sold took a median of 28 days. Homes currently sitting have been listed 42 days and counting. That spread is the cost of getting the first two weeks wrong.
There are two Katys, and selling a house in Katy TX depends on which one you are in
Katy is not a single market. It splits cleanly by ZIP, and your ZIP decides who your competition is.
| ZIP | Sold | Median | Days on market | Median year built | Built 2024 or later |
|---|---|---|---|---|---|
| 77493 | 3,123 | $335,000 | 33 | 2025 | 72% |
| 77494 | 1,413 | $500,000 | 24 | 2011 | 11% |
| 77449 | 987 | $270,000 | 27 | 2004 | 3% |
| 77450 | 678 | $395,000 | 18 | 1992 | 0% |
77493: your competition is a builder, not a neighbor
Almost three quarters of what sold in 77493 was built in 2024 or later. A resale here does not compete with the house down the street. It competes with a sales office that can offer a rate buydown, closing cost help and a warranty.
You cannot match those incentives. What you can offer is a finished yard, blinds, a fridge and a move-in date that does not slip. Price accordingly and lead with what a new build does not include.
Days on market here runs 33, the slowest of the four ZIPs. That is absorption in a heavy building market rather than weak demand.
77494: the cleanest comp market in Katy
Only 11 percent of sales here were new. Median year built is 2011, and homes move in 24 days at a median of $500,000.
This is the ZIP where comparable sales genuinely mean something. Your neighbor’s closed sale is a real indicator of your value, which is not true in 77493. Pricing here is a straighter exercise than anywhere else in Katy.
77450: oldest homes, fastest sales
Median year built is 1992 and not one sale was new construction. Homes here sell in 18 days, the fastest in Katy.
Older stock in an established location with mature trees and no builder competition sells quickly when it is priced right and presented well. Condition carries more weight here than anywhere else in the city. Buyers are comparing your kitchen to a renovated one two streets over.
77449: where the entry point is
Median sale price is $270,000 and homes move in 27 days. This is the most affordable part of Katy and it turns over steadily.
Buyers at this price point are the most payment-sensitive in the city. Anything that raises the monthly number, including a high MUD rate, shows up directly in what they will offer.
High days on market in a new community is not a warning sign
Elyson posted 63 median days on market against 411 sales. Sunterra ran 33 days across 979 sales. Both look slow beside Nottingham Country at 14 days.
They are not slow. Those figures include builder listings posted before the house was finished, so the clock starts months before a buyer could physically move in. Read a new community’s days on market as build time, not as buyer hesitation.
If you are reselling inside one of those communities, though, that builder inventory is your competition and the absorption rate is real. Both things are true at once.
County lines change what your buyer can afford
Katy spans three counties. Cinco Ranch and much of southern Katy sit in Fort Bend. Much of 77449 and a good portion of 77493 sit in Harris and Waller.
Different counties mean different tax rates, and different MUD districts mean different rates again inside the same ZIP. Buyers shopping across Katy compare monthly payments, not sale prices. Know exactly where your total rate lands against the homes you are competing with, because your buyer will.
How I price a listing when selling a house in Katy TX
Closed sales from the last 60 days in your subdivision, not the last six months across the city. Katy moves too fast and varies too much for a wide net to be useful.
Then the story behind each comparable. A home that went under contract in eleven days and one that sat 80 days and cut twice are both data, and the second one usually teaches more.
Then what the builders in your ZIP are offering this week, because in 77493 that is your competition whether you like it or not.
Then an adjustment plan agreed before we go live. If the first two weeks do not bring the traffic we expected, the price moves on a schedule we already set. No stalling, no waiting to see.
Frequently asked questions
How much is my house worth in Katy TX?
The honest answer requires your subdivision, your square footage and your condition. A citywide median of $345,000 spans homes from $270,000 in 77449 to $500,000 in 77494. I run the comparables and send you the number with the reasoning attached, at no cost and with no obligation.
How fast do homes sell in Katy?
The median is 28 days from list to contract. That varies by ZIP, from 18 days in 77450 to 33 in 77493. Homes currently sitting unsold have been listed a median of 42 days.
Should I sell my house in Katy now or wait?
Katy runs at or below 6.1 months of supply, which sits inside the balanced range. There is no obvious timing advantage either direction right now. The decision should come from your own circumstances rather than from a market call nobody can make reliably.
Do I need to renovate before selling a house in Katy TX?
Rarely a full renovation. In 77450 and 77494, where buyers compare you against updated resale stock, kitchens and flooring earn their money back. In 77493 you are competing with brand new, so the better spend is presentation and the things a new build leaves out.
Why is my Katy house not selling?
It is almost always price or presentation, and price is the more common of the two. Homes sitting on the market today have been listed a median of 42 days against 28 for homes that sold. If you are past that mark, the market has already told you something.
Katy sits inside a wider county picture, and the pricing logic is the same everywhere in it. The county-level data, including what expired listings asked versus what homes actually sold for, is in my guide to selling a house in Fort Bend County.
Talk with a Katy broker
Send me your address and I will send back what your home is realistically worth today, which ZIP dynamics apply to you, and what the builders in your area are doing this week. You can also compare the wider Katy TX real estate market by ZIP code.
That costs nothing and carries no obligation. It is simply the number you need before you decide anything.
No pressure, no hype, and no promises I cannot keep.
About the broker
Zach Emmanouil has worked in real estate since 2002. He started on the commercial side with CBRE and KET Enterprises, marketing multifamily, warehouse, retail and office assets nationally. Today he leads ZACH RE GROUP at C.R. Realty.
He grew up in Katy and hunted duck and goose with his family in the rice fields north of town, on land that is now Sunterra. He has lived in Katy, Spring Valley Village, Bellaire, Richmond, Fulshear and Sienna, and has sold homes in every one.
ABR · CNE · CLHMS · SRES · 281-387-1535 · zach@zachregroup.com
Katy market figures pulled from HAR MLS data covering the twelve months ending August 2026. Katy expired listing figures pulled from HAR MLS on August 23, 2026, covering ZIP codes 77493, 77494, 77449 and 77450 for single-family listings from August 1, 2025 forward, excluding lease listings. Fort Bend County comparison pulled the same day. Deemed reliable but not guaranteed. Results vary by neighborhood, price point, condition and competition.
Zach Emmanouil, Broker Associate, TREC License #501920-B. ZACH RE GROUP at C.R. Realty. Equal Housing Opportunity.