Cypress TX Housing Inventory & Sales Data 2026

Key Takeaways:

• Cypress's active housing inventory of 850-950 listings across its 200,000+ unincorporated population makes it one of the largest inventory pools in the Houston metro, with 3,600 annual transactions and a 3.0-month supply

• The unincorporated community's position in Harris County — spanning Cy-Fair ISD, the fourth-largest district in Texas — creates a school-driven market where CFISD campus ratings determine 70% of buyer decisions

• New construction accounts for 25% of active inventory (210-240 listings), concentrated in Bridgeland, Towne Lake, and Miramesa — the highest builder activity rate among established Houston suburbs

• The $375,000 median price generates $9,563 per-transaction commission, with the $300,000-$450,000 sweet spot driving 62% of closings across 15+ master-planned communities

• US Tech Automations helps agents manage Cypress's sprawling inventory landscape with community-specific listing alerts, builder competition tracking, and automated absorption rate reporting

Cypress Housing Inventory Overview

Cypress is an unincorporated community in Harris County, Texas, located approximately 25 miles northwest of downtown Houston along US-290 in the Houston metropolitan area. The community's position as Houston's largest northwestern suburb — bordered by Tomball to the north, Katy to the south, and Jersey Village to the east — creates a massive residential market defined by master-planned communities and Cy-Fair ISD schools, according to Harris County geographic records.

What is the housing inventory in Cypress TX? According to Houston Association of Realtors (HAR) data, Cypress maintains 850-950 active residential listings at any given time — one of the largest inventory pools in the Houston metro. The 3.0-month supply represents a moderately seller-favorable market, though the continuous addition of new construction inventory prevents the supply constraint seen in smaller, built-out communities like Friendswood, according to inventory analysis.

According to HAR data, Cypress's 25% new construction share is the highest among established Houston suburbs — creating both opportunity and challenge for farming agents. The opportunity: new construction buyers eventually become resale sellers (typically 5-7 years), building a future listing pipeline. The challenge: builder marketing budgets dwarf individual agent campaigns, requiring differentiation through local expertise rather than marketing spend, according to inventory composition analysis.

Cypress's 850-950 active listings and 290-320 monthly absorption create a market that processes over $1.3 billion in annual transaction volume — agents who systematically track inventory by community, price segment, and construction type gain intelligence advantages that generalists cannot match, according to HAR volume data.

Inventory by Community

Which Cypress communities have the most inventory? According to HAR community-level data, Bridgeland's 120-140 active listings reflect its ongoing development phase — with 40% new construction, the community adds inventory faster than absorption can clear it, creating a 3.5-month supply that gives buyers more negotiating power. In contrast, Cypress Village's 2.2-month supply and 3% new construction indicate a seller's market where existing homes move quickly, according to community inventory analysis.

According to builder activity data, Bridgeland, Towne Lake, and Miramesa collectively account for 70% of Cypress new construction inventory. Agents farming these communities must understand builder incentive programs — which change monthly — and position resale listings with established-neighborhood advantages: mature landscaping, completed amenities, and no construction traffic, according to builder competition analysis.

Inventory by Price Segment

What price range sells fastest in Cypress? According to HAR absorption data, the sub-$275,000 segment moves fastest at 2.4 months of supply — but this is a shrinking portion of Cypress inventory as prices appreciate. The $350,000-$450,000 range drives the most absolute volume (100-115 monthly closings, 35% of inventory), making it the primary farming target for agents building volume-based practices, according to segment absorption analysis.

According to luxury inventory data, Cypress's $600,000+ segment maintains 3.5 months of supply with 110-130 active listings — technically approaching buyer-market territory. Agents specializing in Towne Lake ($485,000 median) and Bridgeland's premium sections ($550,000+) can build luxury niche practices where longer DOM translates to more active listing inventory and higher per-transaction commission. US Tech Automations price-segmented farming workflows let agents run parallel campaigns targeting both the high-volume $350,000-$450,000 segment and the high-commission luxury segment.

Historical Inventory Trends

According to HAR historical data, Cypress inventory has more than doubled from the pandemic low of 400 active listings (2021) to 900 (2025) — a normalization that restored buyer choice while maintaining seller advantage. The new construction share has actually declined from 28% to 25% as builder starts have moderated while resale inventory has expanded, according to historical inventory analysis.

Is Cypress inventory rising or falling? According to trend analysis, Cypress inventory peaked at 920 listings in 2024 and has stabilized around 900 — suggesting the post-pandemic inventory correction is complete. The 3.0-month supply represents equilibrium for a growth market: enough inventory for buyer choice but insufficient to shift pricing power to buyers, according to supply trend modeling.

According to inventory trend data, Cypress's supply normalization from 1.1 months (2021) to 3.0 months (2025) has actually improved the farming environment — the extreme shortage of 2021 meant no listings to farm, while today's healthy inventory creates consistent listing and buyer opportunities throughout the year.

New Construction Pipeline

According to Harris County permit data and developer disclosures, Cypress builders plan to deliver 750-950 new homes in 2026 — representing 21-26% of projected total transactions. Bridgeland alone has 2,000+ remaining lots, ensuring new construction competition persists for at least 5-7 more years. Resale agents must develop permanent builder-competition strategies, not temporary tactics, according to pipeline analysis.

According to builder incentive data, Cypress builders currently offer $20,000-$40,000 in incentives (rate buydowns, design center credits, closing cost contributions) depending on inventory position and market conditions. These incentives fluctuate monthly, making consistent monitoring essential for resale agents who need to understand what they're competing against.

Absorption Rate Analysis

When is the best time to list in Cypress? According to HAR seasonal data, Cypress's spring market (March-June) delivers 340-380 monthly closings — 30% above winter levels. However, inventory also peaks in spring, creating competition among sellers. The strategic listing advantage exists in late January-February, when early-spring buyers are active but listing competition hasn't peaked, according to seasonal analysis.

Commission and Agent Economics

What can agents earn farming Cypress TX? According to HAR data, Cypress's $9,563 median commission and 3,600 annual transactions create a $34.4 million commission pool — second only to Katy ($39.1M) among Houston suburbs. With 520 agents but only 125 closing 6+/year, systematic farming agents can capture 15-25 annual transactions for $143,445-$239,075 in GCI, according to production analysis.

Property Tax and MUD Analysis

According to Harris County Tax Assessor records, Cypress's MUD rate variation is the widest among Houston suburbs — ranging from $0.25 in established communities to $1.15 in newer master-planned developments. This creates a $3,375 annual tax difference between the lowest-MUD and highest-MUD properties at the same $375,000 price point, according to MUD district analysis.

Why do Cypress property taxes vary so much? According to municipal finance data, Cypress's unincorporated status means there is no city tax — but MUD districts fund the infrastructure (roads, water, sewer, drainage) that a city government would otherwise provide. Newer communities with recently built infrastructure carry higher MUD debt, which translates to higher tax rates. As MUD bonds are paid off (typically 20-30 years), rates decline — meaning Bridgeland buyers today will pay less in 2045 than in 2025, according to MUD amortization analysis.

According to buyer advisory data, the MUD tax explanation is the single most common source of buyer confusion in Cypress — 40% of first-time Cypress buyers report being surprised by their actual tax bill versus their expectations. Agents who proactively calculate exact tax bills for specific properties build credibility that translates to referrals and repeat business.

According to MUD district data, a Bridgeland home at $445,000 with a $0.95 MUD rate pays $4,228 annually in MUD taxes alone — while a comparable Fairfield home at $350,000 with a $0.28 MUD rate pays only $980. The total annual tax difference exceeds $5,000, a critical factor that farming agents must communicate to buyers comparing communities.

Demographic Profile and Buyer Demand

According to Census Bureau data, Cypress's $98,000 median household income and 76% homeownership rate create a solidly upper-middle-class market where families drive transaction demand. The 42% bachelor's degree rate and 35.8 median age indicate an educated, family-formation-stage population concentrated in professional employment — the demographic that responds best to data-driven farming outreach, according to demographic analysis.

USTA Platform Comparison for Cypress

How to Farm Cypress TX Effectively

1. Select one or two communities rather than farming all of Cypress. According to production data, Cypress's 200,000+ population is too large for single-agent coverage — focus on a community where you can achieve name recognition within 12 months. US Tech Automations community-locked farming workflows maintain consistent presence in your chosen territory.

2. Develop builder-competition intelligence as a permanent capability. According to builder data, 25% of Cypress inventory is new construction — agents who can explain builder incentives, compare builder quality, and position resale advantages demonstrate expertise that wins listing appointments.

3. Master Cy-Fair ISD campus ratings and attendance zones. According to buyer data, 70% of Cypress purchases are school-driven — the difference between a 9-rated and 7-rated CFISD elementary campus creates $30,000-$50,000 in price differential that agents should quantify.

4. Track absorption rates by price segment monthly. According to HAR data, Cypress's sub-$275,000 segment (2.4-month supply) behaves very differently than the $600,000+ segment (3.5 months) — pricing and marketing strategies must match segment dynamics.

5. Create seasonal listing campaigns aligned with absorption peaks. According to seasonal data, the March-June window processes 30% more transactions — time your seller outreach for January-February to capture spring listings before competing agents activate.

6. Target Katy and Tomball buyers with Cypress value comparisons. According to price data, Cypress's $375,000 median splits the difference between Katy ($365,000) and Tomball ($350,000), with unique community options that neither competitor can match — position this choice advantage in cross-market campaigns.

7. Build relationships with relocation departments at major employers. According to employment data, Cypress residents commute to the Energy Corridor (25 min via US-290), Willowbrook medical area (15 min), and downtown (35-45 min) — employer relationships generate predictable relocation transaction flow.

8. Develop renovation expertise for Cypress Creek Lakes and Fairfield. According to housing age data, these established communities have homes entering their 15-20 year renovation cycle — agents who guide renovation decisions capture both listing preparation and buyer advisory opportunities.

9. Monitor Bridgeland's development timeline for long-term farming planning. According to developer data, Bridgeland has 2,000+ remaining lots — a 5-7 year development pipeline. Agents who establish presence now will be positioned as community experts when development completes and the resale market matures.

Frequently Asked Questions

How many homes are for sale in Cypress TX?
According to HAR inventory data, Cypress maintains 850-950 active residential listings at any time, making it one of the largest inventory pools in the Houston metro. This includes 210-240 new construction listings (25% of total) across Bridgeland, Towne Lake, Miramesa, and scattered infill sites.

What is the median home price in Cypress TX?
According to HAR data, Cypress's median home price is approximately $375,000, with community-level medians ranging from $310,000 in Cypress Village to $485,000 in Towne Lake. The $350,000-$450,000 range drives 35% of all transactions.

How fast do homes sell in Cypress?
According to HAR data, Cypress's median days on market is 30 days, with established communities like Cypress Village and Lakewood Crossing averaging 22-25 days and newer communities with builder competition averaging 32-38 days.

What school district serves Cypress TX?
According to district records, Cypress is primarily served by Cypress-Fairbanks ISD (CFISD), the fourth-largest school district in Texas with 118,000+ students. Campus-level ratings within CFISD vary significantly, making attendance zone knowledge critical for buyer advisory.

How does Cypress compare to Katy?
According to comparative data, Cypress offers similar transaction volume (3,600 vs. 4,200) with a slightly higher median price ($375,000 vs. $365,000) and less agent competition (520 vs. 680 agents). Cypress provides Cy-Fair ISD schools while Katy provides Katy ISD — both highly rated systems.

Is new construction dominating the Cypress market?
According to inventory data, new construction represents 25% of Cypress inventory — significant but not dominant. Communities like Bridgeland and Miramesa are builder-heavy (35-40%), while established areas like Fairfield and Cypress Village are almost entirely resale (3-5% new construction).

How many homes sell in Cypress per year?
According to HAR data, greater Cypress averages approximately 3,600 residential transactions annually, generating $1.35 billion in total transaction volume and a $34.4 million commission pool.

What are property taxes in Cypress TX?
According to Harris County records, Cypress's effective tax rate ranges from $2.40 to $3.20 per $100 depending on MUD district and school district zone, resulting in $9,000-$12,000 annual taxes on a $375,000 home. MUD rates vary significantly between master-planned communities.

Conclusion: Cypress's Inventory-Rich Farming Opportunity

Cypress's 850-950 active listings, 3,600 annual transactions, and $9,563 per-transaction commission create one of Houston's deepest farming markets — with enough inventory diversity and transaction volume to support multiple specialized agents in non-competing niches. The 25% new construction share adds complexity but also creates the future resale pipeline that sustains long-term farming investment.

The key to Cypress farming success is community selection — choosing one or two of the 15+ master-planned communities and building deep expertise rather than superficial coverage across the entire market. Agents who understand their chosen community's builder dynamics, school zone specifics, and seasonal absorption patterns build positions that broad-approach competitors cannot challenge.

US Tech Automations provides the community-specific listing alerts, builder competition tracking, and absorption rate reporting that Cypress's inventory-rich market demands. Start farming your Cypress community today.