Montgomery Trace

Fresh Options Popping Up — Opportunities for Buyers, Premiums for Acreage Owners

Market Pulse Today’s snapshot shows two distinct currents in Montgomery Trace: active buyer interest in move-in-ready homes under $1M and persistent premium pricing for acreage and finished luxury homes. New low-DOM listings (under two weeks) signal motivated sellers or fresh inventory, while many land parcels continue to sit—creating negotiating room for the right buyer.

Key Insight from today's listings

• Quick-moving, value-tier inventory: Several attractive, affordable properties have just hit the market with low days-on-market — e.g., Keenan Cut-off Rd at $329,990 (DOM 8), 10040 Collier Cemetery Rd at $349,990 (DOM 5), and 8034 Hills Pkwy at $995,000 (DOM 10). These are the homes buyers can act on now.
• Acreage remains the headline driver of value: Big parcels and ranch-style homes (5–23+ acres) dominate the million-dollar-plus listings — 18717 Dalton Willis Dr ($1.3M, 5.0 ac, DOM 29), 19042 FM 2854 ($1.49M, 9.46 ac), and the 23.73-acre Keenan Cut Off Rd parcel at $5.1M. Buyers pay a premium for land and privacy; sellers with acreage still hold leverage when presented well.
• Land inventory is heavy and slow: Multiple vacant parcels show long DOM (several listings measured in hundreds or even 1,000+ days). That’s a signal to sellers that raw land without positioning or clear development potential needs strategic marketing or pricing adjustments.
• Mid-market inventory available but selective: Solid family homes in the $500k–$1M band exist, but quality and lot size move offers quickly. 8001 Hills Pkwy ($999,999, 4bd/4.5ba, 2.14 ac, DOM 29) is a good example — attractive product, selling speed.

My Advice

• Sellers: If you own a home on acreage, don’t assume the land alone will carry your price. Showcase usable acreage (fencing, ponds, pastures, utility access), invest in targeted photography and a property narrative, and price to attract qualified buyers quickly. For raw land sellers with long DOM, consider a price reset or package with a detailed site plan to stand out.
• Buyers: If you’re targeting sub-$1M homes or recently listed low-DOM properties, be prepared to move fast — have financing pre-approval, a clear inspection window, and a local agent who can submit competitive offers. For buyers seeking acreage or high-end homes, patience and thorough due diligence pay off; acreage properties command a premium but can offer upside if you negotiate on contingencies and timing.
• Investors: The slow-moving land parcels and older homes present renovation or rezoning opportunities. Look for properties with reasonable access and utilities where modest investment can create parity with faster-moving listings.

Call to Action With 30+ years working Montgomery Trace, I know how to position your property and how buyers win in this market. Want an up-to-the-minute valuation or a strategy call to discuss whether now is the right moment to list—or how to craft a winning offer? Call me at (281) 639-8669 to set your plan. Helping families find more than a house—helping them find home.