Selling a house in Richmond TX depends almost entirely on which ZIP code you are in. Homes that failed to sell asked between three and eighteen percent more than homes that closed. That is one city, one mailing address, and three completely different answers.
What the homes that did not sell were asking
I pulled every expired single-family listing in all three Richmond ZIP codes for the twelve months to August 2026 and compared them against what actually closed.
| ZIP | Sold | Median sold | Expired | Median expired ask | Gap |
|---|---|---|---|---|---|
| 77406 | 1,241 | $420,000 | 206 | $495,000 | 17.9% |
| 77407 | 695 | $385,000 | 175 | $425,000 | 10.4% |
| 77469 | 1,287 | $340,000 | 276 | $349,999 | 2.9% |
That is a six-fold difference across one city. No countywide average survives contact with it.
77469 sellers are the most accurate in Fort Bend County
Expired listings in 77469 asked a median of $349,999 against $340,000 for homes that sold. Under three percent.
That is the tightest figure I have measured anywhere in the county. It means homes that failed in 77469 mostly did not fail on price. Condition, photography, showing access and timing carry more weight here. If your 77469 listing is not moving, a price cut is probably not the first thing to fix.
77406 sellers are the least accurate
Expired listings in 77406 asked a median of $495,000 while homes closed at $420,000. That is nearly eighteen percent, and it is the widest gap of any market I have measured in Fort Bend County.
77406 is also Richmond’s highest-priced ZIP and its slowest, at 42 median days on market. If you are selling here, price against closed sales rather than against what your neighbors are asking. The asking pool in this ZIP is not telling you the truth.
The pattern here is different from Missouri City
Worth noting for anyone comparing markets. In Missouri City the gap held near fifteen percent in both ZIP codes, despite a large difference in price level. In Richmond it tracks the price band instead, widening as prices rise.
So there is no single rule about who overprices. It is local, and it has to be measured rather than assumed.
In much of Richmond your competition is a builder
Richmond has more active new construction than anywhere else in the county, and that changes what a resale is up against.
| Community | Sold | Median sold | Days on market |
|---|---|---|---|
| Harvest Green | 174 | $537,378 | 49 |
| Aliana | 84 | $575,000 | 25 |
| Del Webb Sweetgrass | 83 | $359,000 | 28 |
| Long Meadow Farms | 77 | $490,000 | 27 |
| Austin Point | 71 | $409,984 | 109 |
| Pecan Grove | 82 | $411,250 | 34 |
Read Austin Point correctly before you panic
Austin Point shows 109 median days on market. That looks alarming and it is not what it appears to be.
Austin Point is a brand new community. Builders there list homes months before completion, so the clock starts long before anyone could move in. The figure measures construction time, not buyer hesitation. There is more on that market on my Richmond 77407 page.
If you are reselling near it, though, that builder inventory is genuinely your competition. Both things are true, and only one of them is a problem for you.
Aliana and Long Meadow Farms are the cleaner resale markets
Aliana sells in 25 days at a median of $575,000. Long Meadow Farms takes 27 days at $490,000. Both are largely built out, so a resale competes mainly with other resales rather than with a sales office.
Those are the two Richmond communities where comparable sales mean the most. Condition does the heaviest lifting in both.
Most Richmond addresses are not in the city of Richmond
This matters more for sellers than people expect. The city itself holds only around 11,600 residents. The Richmond mailing area recorded 3,223 sales, and almost all of it sits in unincorporated Fort Bend County.
So your buyer’s tax rate depends on your MUD district rather than a city rate. It varies from one section to the next. Richmond also spans two school districts. Aliana is Fort Bend ISD, Austin Point is Lamar CISD.
Buyers compare monthly payments rather than sale prices. Know your total rate and your zoned schools before you set a number. The buyer comparing you against a home two miles away will know both.
How I price a listing when selling a house in Richmond TX
Closed sales from the last 60 days in your community and your ZIP. The overpricing gap here runs from three to eighteen percent by ZIP, so a Richmond-wide comparable is close to useless.
Then the story behind each one. A home that went under contract in three weeks and one that sat 90 days and cut twice both carry information, and the second usually carries more.
Then what the builders near you are offering this week, because in much of Richmond that is the real competition.
Then an adjustment plan agreed before we go live, so the price moves on a schedule we already set rather than after a month of silence.
Frequently asked questions
How much is my house worth in Richmond TX?
It depends on your ZIP and your community. The median sale runs $420,000 in 77406, $385,000 in 77407 and $340,000 in 77469. Communities inside those range from $359,000 in Del Webb Sweetgrass to $575,000 in Aliana. I run the comparables and send the number with the reasoning attached, at no cost.
Why is my Richmond house not selling?
In 77406 it is usually price. Failed listings there asked almost eighteen percent above what sold. In 77469 it usually is not, because expired listings asked under three percent more than successful ones. The right answer depends on your ZIP.
How long does it take to sell a house in Richmond?
The median is 37 days across the city, ranging from 33 in 77469 to 42 in 77406. New communities show longer figures, because builder listings start the clock before construction finishes.
Should I sell my house in Richmond now or wait?
Richmond runs around six months of supply, which sits at the top of the balanced range. There is no strong timing signal either way, so the decision is better made on your own circumstances.
Do I need to renovate before selling a house in Richmond TX?
In Pecan Grove and the older parts of 77469, buyers compare you against other resales, so kitchens and flooring earn their money back. Where you compete with new construction, presentation and a clean inspection matter more than a remodel.
The same pricing logic runs across the county, and the wider data sits in my guide to selling a house in Fort Bend County. For the buying side, see Richmond TX real estate.
Talk with a Richmond broker
I have lived in Richmond, and I work across all three of its ZIP codes. Send me your address and I will send back what your home is realistically worth today, which ZIP dynamics apply to you, and what nearby builders are offering.
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 has lived in Richmond, Katy, Spring Valley Village, Bellaire, Fulshear and Sienna. He has sold homes in every one of them. Most of his business sits inside Fort Bend County.
ABR · CNE · CLHMS · SRES · 281-387-1535 · zach@zachregroup.com
Richmond expired listing figures pulled from HAR MLS on August 23, 2026, covering ZIP codes 77406, 77407 and 77469 for single-family listings from August 1, 2025 forward, excluding lease listings. Sold, active and community figures cover the twelve months to August 2026. Deemed reliable but not guaranteed. Results vary by community, price point, condition and competition.
Zach Emmanouil, Broker Associate, TREC License #501920-B. ZACH RE GROUP at C.R. Realty. Equal Housing Opportunity.