Hi, Reader!

Welcome to the very first issue of The Northwest Huddle! This monthly newsletter is your inside scoop on Northwest Houston real estate—what’s trending, what’s developing, and what’s coming next.

June’s here, school’s out, and so are the for sale signs. The Northwest Houston market is giving off big "fourth quarter comeback" energy—home prices are holding steady, inventory is climbing, and Magnolia’s about to get a beach. Yes, a beach. In this issue, we’re digging into what’s selling, what’s being built, and how new Texas laws might change the rules of the homeowner game.

🏘️Market Check: Price Points & Patience

Inventory’s up. Prices? Holding the line.

Home shoppers in Northwest Houston might be sweating the heat, but sellers? They’re holding their ground. Here’s the June 2025 breakdown:

• Tomball: $399K listing median, 84 days on market
• Magnolia: $342K listing median, 888 homes listed
• Cypress: $450K listing median, highest active inventory at 1,188 homes
• The Woodlands: $675K listing median—but homes move fast (just 55 DOM)

While most ZIPs are seeing long listing times (80–90+ days), Cypress and Tomball lead in total homes sold. So buyers? Be ready to negotiate. Sellers? Pack a little patience.

🏖️ Lagoon Life Comes to Magnolia

Crystal-clear water, four beaches, and no airport required.

Forget Galveston—by 2026, Magnolia locals will be sipping margaritas on white sand without leaving town. A massive lagoon project just broke ground north of FM 1488, bringing:

• A 1,000-car parking lot, swim-up bar, food truck court
• Four separate beaches and a floating obstacle course
• Paddleboarding, sailing, and lounge cabanas

Future plans could include an amphitheater, hotel, or boardwalk with restaurants. And yes, the public will have access. For $30 million, it’s part beach day, part neighborhood game-changer.

💰 Deal of the Month: Undervalued & Overachieving

This Pinehurst home punches above its weight.

📍 11823 Elizabeth Court, Pinehurst, TX 77362​
Listed for under $400K, this 3,200+ sq. ft. home in Village of Decker Oaks has a price-per-square-foot of just $118—far below the $150–$180 neighborhood average. Bonus: It has a pool, and it’s nearly double the size of most nearby listings. Big win for space-savvy buyers.

🏡 Texas Cracks Down on HOAs

New laws are here—and they’re siding with homeowners.

​As of September 1, several new bills reshape how HOAs operate across Texas:

• HOAs with 60+ homes must maintain a public website with rules and fees (SB 711)
• No fines for dead grass during droughts (HB 517)
• Solar roof tiles are protected—no more arbitrary bans (HB 431)
• Electronic voting and virtual HOA meetings are now allowed (SB 2629)
• Pending laws could allow veggie gardens, chickens, and cottage food sales in HOA neighborhoods

Bottom line: The HOA rulebook just got a rewrite—and it’s a lot more owner-friendly.

📝 Don’t miss this...

Buyer hesitation is at a 3-year high. Find out why so many are waiting — and what steps you can take to move forward with clarity and confidence in buying your dream home.

🤸‍♂️ Fun Break

🧠 Shower Thought:​
​The bigger the house, the smaller the furniture feels on move-in day.

🎮 Game of the Month:​
Think you know Home prices? Try this "Guess That Listing" challenge → Play now​

🏁 That’s a wrap…

Got your eye on a home? Thinking of listing before school starts again? Let’s draw up the playbook.
📅 Book a quick strategy call with me​
🔍 Browse new listings in your area​