This week in Katy, the market sent mixed signals. Active listings held steady at 295, averaging 462,000 at 174 per square foot. Pending sales jumped to 160 homes, averaging 452,000 at 178 per square foot, showing strong buyer confidence and urgency. Sold homes dropped to 112, with an average sales price of 404,000 at 164 per square foot. Days on market improved to just 48. The gap between original and final sold price widened—sellers originally listed at 426,000 but settled around 404,000, meaning buyers are negotiating around 5% off on average. Price cuts are working. Sellers who list right from the start are getting offers fast. Meanwhile, buyers have leverage and options. Investors should keep eyes on listings sitting longer than 21 days, where discounts often lie. The bottom line: Katy remains active, but smart pricing is everything.

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