Hey Neighbor! 👋

Did you know there’s a town in Norway that has a 24-hour webcam just to watch a rock in case it moves? Buyers are watching interest rates with the same level of scrutiny… and similar levels of hope.

 In this issue:

• 📊 2024 Suburban Report Card – The biggest winners (and a few surprises).

• 🏡 Home Prices Are Shifting – What’s really happening in Houston’s suburbs?

• 🏗️ Homebuilding Boom: Good or Bad? – Booming now, but what’s next?

Let’s break it down. 

Danielle Kim, Publisher Hello From Houston & Realtor.

 🏠 2024 Suburb Report Card

We pulled the numbers to see which suburbs led in sales, price growth, and demand—and where things are slowing down.

📈 Fastest Growing Suburb (Total Sales & New Construction)
🏆 Katy – 6,000+ home sales, 3,500+ new builds. This one isn’t a shocker. Katy has been in demand for years because of its school district reputation, but the real reason for the explosion? The newest mega master-planned communities (MPCs) have taken a different approach—focusing heavily on entry-level, affordable builders. The same thing is happening around Conroe, which is why it’s also growing fast.

💰 Hottest Market for Home Price Appreciation
The Woodlands – Median home price over $650K and still climbing. The Woodlands is a prime example of an MPC that turned into its own township—and it’s now at the peak of its suburban cycle. Strong schools, commercial development, and master planning keep home values high. There’s a pattern here.

⏳ Most Competitive Market (Fastest-Selling Homes)
Katy – Homes sold in just 21 days on average. Again, not shocking. Affordable new construction + strong schools = homes moving fast. But there’s something to keep an eye on—too much entry-level development can backfire. That’s already playing out in parts of Richmond/Rosenberg (see below), and I have concerns about some areas of Katy heading in the same direction.

✈️ Best Suburb for Relocators
Fulshear – The go-to for out-of-state buyers. This one makes sense. Larger lots, lower property taxes, top-rated schools, and tons of future development planned—all things that attract relocators. Long-time locals, though? They’re not exactly thrilled about the massive influx of new residents.

🏡 Best Bang for Your Buck (Lowest Price per Sq. Ft.)
Tomball – $185 per sq. ft. on average. Tomball is the happy medium—it still has a small-town feel, but it’s close to Houston, Cypress, and The Woodlands. It’s not for everyone, but commercial development is picking up fast, so expect more growth soon.

📉 Biggest Market Cooldown
Richmond/Rosenberg – Homes took longer to sell, and sellers had to adjust pricing. This isn’t surprising either—a lot of entry-level communities were built here, and when too much of the same thing floods the market, demand slows. This is exactly what I’m watching in certain parts of Katy that are going heavy on high-production builders.

See the full rankings, trends, and what this means for 2025. Click here for the full breakdown.

🏗️ Houston’s Homebuilding Boom: Good or Bad?

Houston led the nation in new home construction last year, issuing 52,000+ permits in 2024. But builders are already pulling back, expecting a 2-6% drop in new home starts this year. Not surprising—Houston has plenty of land and low barriers for builders, so a slowdown was inevitable.

Builders are prioritizing affordability, which helps buyers now, but could create resale struggles later. Too much high-production, investor-heavy development often leads to higher turnover and slower appreciation.

Meanwhile, Mayor Whitmire is pushing to speed up permits, but with Houston’s loose regulations and extreme weather risks, that could create more long-term issues than solutions.

If you’re looking at new construction, research matters. A reputable developer and builder should be treated equally—today’s "deal" needs to hold value in five years.

🚨 I covered this in my latest video—watch here to see what buyers should keep in mind. Click here to watch.

Living like a local lesson #5: 🐺 Buc-ee’s: The Gas Station That’s Somehow a Destination

Most of you know I’m not a native Texan—I was pulled here by one several years ago. On my first visit (to meet my now in-laws), I was taken to Buc-ee’s. Not just a quick stop, but an out-of-the-way detour like it was a must-see landmark. At the time, I didn’t get it.

Now, I do.

Buc-ee’s isn’t just a place to fill up your tank. It’s where you stop for gas and somehow leave an hour later with Beaver Nuggets, a brisket sandwich, and maybe a Buc-ee’s onesie for your dog. The bathrooms? Spotless. The snack aisles? Endless. The fandom? Borderline cult-like.

Now expanding beyond Texas, the rest of the country is learning what locals have known for years: this place is something else.

Got a ridiculous Buc-ee’s souvenir? Reply and Send me a pic! 👀🐺

🌉 A New Way to Walk The Woodlands

If you’ve ever strolled along The Woodlands Waterway and thought, “This would be even better with a bridge,” well… good news.

A new bridge is coming to connect the north and south sides near The Cynthia Woods Mitchell Pavilion, making it easier to skip the traffic and explore on foot.

The Waterway is already one of the best spots for weekend strolls, bike rides, and pre-concert drinks—now it’s about to get even better.

🏡 Home Prices Are Stabilizing—But Here’s What That Means for Houston Sellers

If it feels like homes are sitting longer, you’re not crazy. The latest ICE Mortgage Monitor report confirms it—home prices only grew 3.4% in 2024 (the slowest since 2011), and inventory jumped 22%. More homes on the market means buyers have options—and they’re taking their time.

So what does that actually mean in Houston’s suburbs?
📉 Prices aren’t crashing, but buyers aren’t jumping on just anything either.
🏡 More listings = more competition. If your home isn’t priced right, expect it to sit.
💰 Fewer buyers are using traditional mortgages. Cash offers, big down payments, and builder incentives are making existing homes a tougher sell.

Sellers, this market takes strategy. If buyers can get a new home with incentives and a better rate, what’s making them pick yours? Pricing and presentation matter more than ever.

Seeing homes sit longer in your neighborhood? Reply and let me know what you’re noticing.

📉 What Rising Insurance Costs Mean for Houston’s Suburbs

Home prices may be stabilizing, but insurance is becoming the bigger problem. These days, it’s eating up more than 20% of a mortgage payment—double what it used to be.

I’ve felt it myself. In 2022, my policy was $3,371—then $4,244 in 2023—and this year? $4,952. No flood zone, no major home changes—just skyrocketing costs. And I’m not the only one. Buyers are feeling it too.

This is why I always tell buyers to get an insurance quote during the option period. Older roofs and flood zones are instant red flags—I’ve seen buyers walk away once they realize what their payment would actually be.

Sellers, it’s something to watch. Have you checked what insurance costs on your home? Buyers definitely are.

The full breakdown of rising insurance rates and home values is here. 

Have you noticed insurance costs impacting sales in your area? Reply and let me know. 🏘️💰

Builder Bulletin 🗞️ The Deals Keep Getting Bigger

If you want proof the market is shifting, just look at how aggressive builders are getting. Incentives are stacking up, and buyers have more negotiating power than they’ve had in years.

🛠 Perry Homes: Offering $25K in flex cash on select inventory homes—use it for a rate buydown, upgrades, or closing costs. Your call.

🏠 Highland Homes: Take $10K off your interest rate or closing costs when you buy one of their move-in-ready homes.

✨ Drees Homes: Lock in a 4.49% fixed rate (6.572% APR) with their in-house lender, plus get a 2-1 buydown option for even lower payments upfront.

🔌 Ravanna Homes: A whole-home generator + $10K in design credits or closing costs—because no one likes scrambling during a power outage.

🍽️ Lennar Homes: A 3.99% FHA fixed rate (4.943% APR), $40K off the price, and an appliance package. A triple threat of savings.

💸 David Weekley Homes: A 4.99% fixed rate for year one, 5.99% after that, plus move-in-ready homes available now.

🌳 Brookfield Residential: Get $20K-$30K off select inventory homes—aka more money for your backyard upgrade dreams.

💡 Brightland Homes: Offering $35K in design and structural upgrades plus $10K toward closing costs—because custom touches matter.

📦 Tri-Point Homes: A $30K flex credit to make your home feel more like yours.

 _{Disclaimer: Incentives vary by community and usually apply to inventory homes with preferred lender and title use. Offers change often—confirm with the builder}

Thanks!

Thanks for reading Hello from Houston today! If you found something useful, send it to the friend who’s still convinced they can perfectly time the market.

Making a move this year? The market has changed, and what worked last year won’t cut it now. If you want a strategy that actually makes sense, let’s talk. Just reply.

💡 Who am I? I’m Danielle, a Houston suburb-based realtor who keeps up with builder incentives, market shifts, and new developments so my clients don’t have to. Need insight or just want to vent about home prices? I’m here—just reply