13 Key Neighborhoods and 6 Zipcodes
All numbers and data-sets are secondary market homes, ie: Used Homes. New Home and New Construction is not included here as it would improperly skew the data.
For more information on specific area neighborhoods, choose from the neighborhood menu (to the right of the page if you’re on a desktop, or towards the bottom of the page if you’re on your mobile device). Neighborhoods or zipcodes with an asterisk (*) also have the Q-Meter Rating in addition to the standard data sheets.
Note that because of the size of these spreadsheets and data-sets, the individual graphs and data sheets may take a few extra seconds to load into your browsers.
What is the “Q-Meter”?
I developed the Q-Meter Rating sometime around 2008. At the time it wasn’t called the Q-meter, it was just a formula I put together into a spreadsheet to give me a quick reading of the Supply and Demand of any given market area. As the years went by I tweaked the formula, but it always stayed true to it’s intent. In it’s current manifestation I use about 5 key data points with varying degrees of weight. Think of it as a very focused snapshot of the Supply and Demand of the neighborhood or market area in question. The lower the number the more favorable the market is to a Buyer (Buyer’s Market). The higher the number the more favorable the market is to a Seller (Seller’s Market). In the graphs I use, when the needle hits orange or red it indicates a strong Buyer’s market. Needle in the green means a strong Seller’s market.
Sample of a strong Seller’s Market:
Sample of a strong Buyer’s Market:
The numbers and data below are not current, but used as a sample only for guidance and definitions.
| Market Snapshot | |
| Last Update of this Graphic: This is the date that the data was last loaded into the spreadsheet. | DATE |
| Current Q-Meter Rating: See detailed information above- note that the Q-Meter Rating is only available in the larger neighborhoods/market areas. | 42 |
| “Active” Listing Breakdown “Actives” are defined as currently on the market, offered for sale, in the MLS – This does not include Listings that are under contract, pending, or option pending. | |
| Number of “Active” Listings: This is how many single family homes are shown as as ‘Active” – see above definition. | 82 |
| Lowest List Price of “Active” Listings: Of all the “Active” Listings in the neighborhood/area, this is the price of the lowest priced home. | $249,900.00 |
| Highest List Price of “Active” Listings: Of all the “Active” Listings in the neighborhood/area, this is the price of the highest priced home. | $1,395,000.00 |
| Average List Price of “Active” Listings: This is the average price of Listed homes in the neighborhood/area. | $512,578.72 |
| Average Listing Price per Square Foot: Average Price per Square Foot – Square Foot is determined by Total Living Area of home – it does not include garages, patios, etc. | $134.95 |
| Lowest Square Footage of “Active” Listings: This is the smallest home currently offered for sale. | 1333 |
| Highest Square Footage of “Active” Listings: And this would be the largest. | 7250 |
| Average Square Footage of Listed Homes: | 3765 |
| Cumulative Days on Market Average: How many days on average have the current crop of Active Listings been on the market. Note that the Houston Area MLS breaks Days on Market into two categories, “Days on Market” and “Cumulative Days on Market” – we only use “Cumulative” in our data. Cumulative is total days on market including all days on market even if the Listing Agent/Broker relists the home in an attempt to reset the clock. | 167 |
| Current Months of Supply: This is an often used and valuable number. We take the total number of Sold (closed) homes over the last 6 months, divide that by 6 to get the latest monthly running average, then divide that number by total number of “Actives” offered for sale. Pending sales are not calculated in the results, some systems include pendings as actives when calculating Months of Supply, but that unfairly skews the results. | 3.04 |
| “Pending” Listing Breakdown “Pending” includes current Listings that are under contract, including Option Pending, Pending, or Pending Continue to Show. | |
| Number of “Pending” Listings: For “Pending” properties only | 24 |
| Average List Price of “Pending” Listings: For “Pending” properties only | $422,573.96 |
| Average Listing Price per Square Foot: For “Pending” properties only | $120.94 |
| Average Square Foot of Listed Homes: For “Pending” properties only | 3511 |
| Cumulative Days on Market Average: For “Pending” properties only | 198 |
| 180 Day “Sold” Listing Breakdown “Sold” : property has gone through the closing process and has changed ownership. | |
| Number of Closed Listings in the last 180 days: Total of homes that have closed and changed hands in the last 180 days. | 162 |
| Average List Price of Sold Listings: Average asking price at time of contract on Sold properties | $451,568.64 |
| Average Selling Price: Average SELLING price of Sold properties | $438,232.14 |
| Percentage of Asking Price Retained, Average: How much did the typical Seller/Buyer negotiate down. | 97.05% |
| Average Listing Price per Square Foot: Sold properties only. | $129.49 |
| Average Selling Price per Square Foot: Sold properties only. | $125.59 |
| Average Square Footage of Sold Homes: Sold properties only. | 3493 |
| Cumulative Days on Market Average: Sold properties only. | 109 |
I currently cover 13 neighborhoods in my main market area, along with 6 zipcodes in 5 groupings (77485 & 77476 are combined into a single market area). The spreadsheet consists of about 30 pages and over 4 million active cells. It took me about 8 months to initially write the functions and design the sheets.