Friendswood TX Housing Inventory & Sales Data 2026
Key Takeaways:
Friendswood's active housing inventory of 280-320 listings maintains a 2.8-month supply — a seller-favorable market that demands rapid response from farming agents targeting this Galveston/Harris County community
The city's split jurisdiction across Galveston County and Harris County creates dual-MLS reporting that obscures true inventory levels, with agents needing consolidated data to capture the full picture
Absorption rates of 95-110 homes per month generate approximately 1,200 annual transactions across Friendswood's 42,000 residents, yielding a $380,000 median price and strong agent economics
New construction accounts for 18% of inventory, concentrated in master-planned sections along FM 528 and West Ranch, competing directly with resale listings in the $350,000-$500,000 range
US Tech Automations helps agents track Friendswood's dual-county inventory dynamics with automated listing alerts, absorption rate dashboards, and farming sequence workflows
Friendswood Housing Inventory Overview
Friendswood is a city split between Galveston County and Harris County, Texas, located approximately 25 miles southeast of downtown Houston in the Houston-Galveston metropolitan area. The city's position along Clear Creek — bordered by League City to the south, Pearland to the west, and Webster to the northeast — creates a family-oriented suburban community known for top-rated Clear Creek ISD and Friendswood ISD schools, according to Galveston County geographic records.
What is the housing inventory in Friendswood TX? According to Houston Association of Realtors (HAR) data, Friendswood maintains an active inventory of 280-320 residential listings at any given point, translating to approximately 2.8 months of supply. This seller-favorable inventory level — below the 4-6 month balanced market threshold — means well-priced listings move quickly while agents farming the area must maintain constant seller pipeline development, according to market supply analysis.
| Inventory Metric | Friendswood TX | League City TX | Pearland TX | Houston Metro |
|---|---|---|---|---|
| Active Listings | 280-320 | 450-520 | 520-600 | 32,000+ |
| Months of Supply | 2.8 | 3.2 | 3.0 | 3.5 |
| Monthly Absorption | 95-110 | 140-160 | 170-195 | 9,200+ |
| New Listings/Month | 100-120 | 155-175 | 185-210 | 10,500+ |
| Median DOM | 28 | 32 | 30 | 35 |
| List-to-Close Ratio | 94.2% | 92.8% | 93.5% | 91.0% |
According to HAR data, Friendswood's 28-day median days on market is the lowest among comparable southeast Houston suburbs — reflecting strong buyer demand driven by school district quality and community amenities. The 94.2% list-to-close ratio indicates that listings entering the market have a high probability of closing, providing farming agents with reliable conversion expectations, according to listing performance analysis.
Friendswood's 2.8-month supply creates a market where 94% of properly priced listings close within 35 days — agents farming this area need automated listing alerts to identify new inventory within hours, not days, according to HAR absorption data.
Inventory by Property Type
| Property Type | Active Listings | Share of Inventory | Median Price | Avg. DOM |
|---|---|---|---|---|
| Single-Family Detached | 230-260 | 82% | $385,000 | 27 |
| Townhome/Condo | 25-35 | 9% | $265,000 | 35 |
| New Construction | 50-60 | 18% | $425,000 | 45 |
| Luxury ($600K+) | 30-40 | 11% | $725,000 | 55 |
| Waterfront/Lakefront | 8-12 | 3% | $550,000 | 48 |
Which property types move fastest in Friendswood? According to HAR transaction data, single-family detached homes in the $300,000-$450,000 range absorb fastest with 27-day median DOM, while new construction sits longer at 45 days due to builder pricing premiums. The townhome segment at $265,000 median provides Friendswood's most affordable entry point but represents only 9% of inventory, creating scarcity-driven demand in that segment, according to property type analysis.
According to new construction data, builder inventory along FM 528 and in West Ranch master-planned community adds 50-60 active listings at any time — approximately 18% of total Friendswood inventory. These new builds compete directly with resale homes in the $350,000-$500,000 range, meaning resale agents must understand builder incentive programs to position their listings effectively, according to builder competition analysis.
Inventory by Neighborhood
| Neighborhood | Active Listings | Median Price | Months Supply | School District |
|---|---|---|---|---|
| West Ranch | 45-55 | $445,000 | 3.2 | Friendswood ISD |
| Friendswood Lakes | 30-40 | $395,000 | 2.5 | Clear Creek ISD |
| Heritage Park | 25-35 | $365,000 | 2.3 | Friendswood ISD |
| Autumn Creek | 20-28 | $420,000 | 2.8 | Clear Creek ISD |
| Countryside | 15-22 | $350,000 | 2.2 | Friendswood ISD |
| Forest Bend | 18-25 | $340,000 | 2.6 | Clear Creek ISD |
| Wedgewood | 12-18 | $310,000 | 2.4 | Friendswood ISD |
According to HAR neighborhood data, Heritage Park and Countryside maintain the tightest inventory at 2.2-2.3 months of supply — reflecting their combination of established neighborhoods, mature landscaping, and Friendswood ISD attendance zones. West Ranch's higher 3.2-month supply reflects continuous new construction additions that offset absorption, according to neighborhood-level supply analysis.
According to school district analysis, Friendswood ISD neighborhoods carry a $15,000-$25,000 premium over comparable Clear Creek ISD homes — a distinction that farming agents must understand and communicate, as it drives buyer decision-making across the city's geographic boundary.
How do school districts affect Friendswood inventory? According to Friendswood ISD and Clear Creek ISD boundary data, the city's dual-district structure creates meaningful price and demand differences. Friendswood ISD zones — particularly Heritage Park, Countryside, and Wedgewood — experience 15-20% faster absorption than Clear Creek ISD zones at comparable price points, according to district-level transaction analysis.
Historical Inventory Trends
| Year | Avg. Active Listings | Months Supply | Annual Sales | Median DOM |
|---|---|---|---|---|
| 2021 | 150 | 1.2 | 1,350 | 12 |
| 2022 | 210 | 1.8 | 1,280 | 18 |
| 2023 | 290 | 2.5 | 1,220 | 25 |
| 2024 | 310 | 2.9 | 1,180 | 30 |
| 2025 | 300 | 2.8 | 1,200 | 28 |
According to HAR historical data, Friendswood's inventory has normalized from the extreme 1.2-month supply of 2021 to a more sustainable 2.8-month level in 2025. The stabilization of annual sales around 1,200 transactions — down from 1,350 during the pandemic frenzy — reflects a healthier market pace where agents can build sustainable farming businesses rather than chasing unsustainable transaction volumes, according to market normalization analysis.
According to inventory trend analysis, Friendswood's current 300-listing active inventory represents a 100% increase from the pandemic low of 150 — but still falls below the 400+ listings that characterized the pre-pandemic balanced market. This suggests continued seller advantage with gradual normalization ahead, according to supply trend modeling.
Absorption Rate Analysis
| Price Range | Monthly Absorption | Months Supply | Buyer Competition |
|---|---|---|---|
| Under $300,000 | 15-20 | 1.8 | Very High |
| $300,000-$400,000 | 35-45 | 2.2 | High |
| $400,000-$500,000 | 25-30 | 3.0 | Moderate |
| $500,000-$700,000 | 12-18 | 3.8 | Moderate-Low |
| $700,000+ | 5-8 | 5.5 | Low |
What price range sells fastest in Friendswood? According to HAR absorption data, homes under $300,000 experience the highest buyer competition with only 1.8 months of supply — but these represent a shrinking share of Friendswood inventory as prices appreciate. The $300,000-$400,000 sweet spot drives the most transaction volume with 2.2-month supply and 35-45 monthly closings, making it the primary farming target zone, according to price segment analysis.
According to luxury market data, Friendswood's $700,000+ segment maintains 5.5 months of supply — technically a buyer's market — creating opportunity for agents specializing in the premium segment where longer DOM means more listing inventory and higher commissions per transaction. US Tech Automations segmented farming workflows let agents run parallel campaigns targeting both the high-volume $300,000-$400,000 segment and the high-commission luxury segment simultaneously.
New Construction Impact
| Builder/Development | Price Range | Active Lots | Annual Deliveries |
|---|---|---|---|
| West Ranch (multiple builders) | $380,000-$550,000 | 120+ | 80-100 |
| Friendswood Development Co. | $350,000-$480,000 | 40+ | 30-45 |
| Infill/Custom Builders | $400,000-$700,000 | 15-25 | 15-20 |
| Townhome Developments | $240,000-$320,000 | 10-15 | 20-30 |
According to Galveston County permit data, Friendswood issues 130-170 new residential building permits annually — representing approximately 14% of annual transaction volume. West Ranch alone delivers 80-100 homes per year, creating a persistent new construction supply that resale agents must compete against, according to building permit analysis.
According to builder incentive tracking, Friendswood new construction builders offer $15,000-$30,000 in buyer incentives (rate buydowns, closing cost credits, upgrades) during slower absorption periods — incentives that resale listings cannot match directly but can counter with move-in readiness and established neighborhood advantages.
Commission and Agent Economics
| Commission Metric | Friendswood TX | SE Houston Avg. | Houston Metro |
|---|---|---|---|
| Average Commission Rate | 5.1% | 5.15% | 5.1% |
| Agent-Side Commission | 2.55% | 2.58% | 2.55% |
| Commission per Transaction | $9,690 | $8,240 | $8,670 |
| Licensed Agents (Area) | 185 | — | — |
| Agents Closing 6+/Year | 45 (24%) | — | 25% |
What do agents earn farming Friendswood TX? According to HAR data, Friendswood's $9,690 median commission exceeds the Houston metro average by 12%, driven by the $380,000 median price. With 1,200 annual transactions and 185 licensed agents — but only 45 closing 6+ deals — the effective competition is manageable for committed farming agents, according to production analysis.
| Farming Strategy | Monthly Cost | Est. Deals | Annual GCI |
|---|---|---|---|
| Entry (300 homes) | $500 | 3-5 | $29,070-$48,450 |
| Growth (700 homes) | $1,100 | 8-12 | $77,520-$116,280 |
| Dominant (1,500 homes) | $2,000 | 18-25 | $174,420-$242,250 |
Property Tax and Carrying Cost Analysis
| Taxing Entity | Rate per $100 | Annual Tax on $380,000 Home |
|---|---|---|
| City of Friendswood | $0.4950 | $1,881 |
| Galveston County / Harris County | $0.2500-$0.3800 | $950-$1,444 |
| Friendswood ISD / Clear Creek ISD | $1.0800-$1.2200 | $4,104-$4,636 |
| Galveston County Drainage | $0.0400 | $152 |
| Total Effective Rate | $1.87-$2.14 | $7,087-$8,113 |
According to Galveston County and Harris County Tax Assessor records, Friendswood's effective property tax rate varies by county jurisdiction and school district zone — creating neighborhood-level tax differences that buyers frequently overlook. The $1,026 annual spread between lowest and highest tax scenarios on a $380,000 home represents a meaningful budget impact that agents should calculate specifically for each property, according to tax analysis.
How do property taxes differ across Friendswood? According to county tax records, Friendswood homes in Harris County pay slightly different county rates than those in Galveston County, while school district taxes vary between Friendswood ISD and Clear Creek ISD zones. This dual-county, dual-district tax structure means two identical homes a block apart can have $800-$1,000 annual tax differences — a complexity that creates advisory value for informed agents, according to comparative tax analysis.
Demographic Profile and Buyer Demand
| Demographic Indicator | Friendswood TX | Galveston County | Houston Metro |
|---|---|---|---|
| Median Household Income | $112,000 | $75,000 | $72,000 |
| College Degree (Bachelor's+) | 52% | 30% | 34% |
| Homeownership Rate | 82% | 68% | 58% |
| Median Age | 38.5 | 36.2 | 34.8 |
| Families with Children | 35% | 28% | 30% |
According to Census Bureau data, Friendswood's $112,000 median household income — 56% above the Houston metro average — creates a buyer pool with strong purchasing power. The 82% homeownership rate — the highest in the Houston southeast corridor — indicates a settled community where turnover comes from life events (job changes, retirement, family growth) rather than rental-to-purchase transitions, according to demographic demand analysis.
According to buyer profile data, Friendswood's combination of high education attainment (52% bachelor's or higher) and family orientation (35% with children under 18) creates a buyer demographic that researches extensively before purchasing. These buyers expect agents to provide data-driven market intelligence — not just listing access — making automated market reports from US Tech Automations a competitive necessity for farming agents targeting this educated community.
According to demand analysis, Friendswood's 82% homeownership rate and 38.5 median age suggest a community in its mid-cycle phase — established enough to generate steady turnover from life transitions but not yet aging into the downsizer wave that will accelerate transaction volume in 5-10 years.
USTA Platform Comparison for Friendswood
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo |
|---|---|---|---|---|
| Dual-County Inventory Tracking | Galveston + Harris unified | Single MLS | Single MLS | Single MLS |
| Absorption Rate Dashboard | Real-time by neighborhood | No | Basic | No |
| New Construction Alerts | Builder inventory monitoring | No | No | No |
| School District Segmentation | FISD vs CCISD targeting | No | No | No |
| Listing Alert Automation | Instant new listing notification | Basic | Delayed | Basic |
| Monthly Cost | $149-$399 | $499+ | $750+ | $395+ |
How to Farm Friendswood TX Effectively
Segment your farm by school district boundary. According to boundary data, Friendswood ISD and Clear Creek ISD zones have different price dynamics, absorption rates, and buyer profiles — a single message fails both audiences. US Tech Automations district-segmented workflows deliver tailored messaging to each zone.
Monitor new construction inventory as a competitive threat. According to permit data, 130-170 new homes enter the Friendswood market annually — resale agents who ignore builder activity lose listings to buyer agents steering toward new construction incentives.
Build a pre-market listing pipeline through inventory scarcity messaging. With only 2.8 months of supply, sellers hold leverage — communicate this through automated market update mailers showing neighborhood-specific supply constraints.
Track absorption rates by price segment monthly. According to HAR data, Friendswood's sub-$300,000 segment (1.8-month supply) behaves differently than the $500,000+ segment (3.8 months) — pricing and marketing strategies must reflect these differences.
Create move-up buyer campaigns targeting the $300,000-$400,000 segment. According to transaction data, this range drives the highest volume — target existing homeowners in Pearland and League City who may want to trade into Friendswood schools.
Position against builder incentives with resale value propositions. Established neighborhoods, mature trees, larger lots, and no HOA-mandated builder restrictions are advantages new construction cannot offer — quantify these in your farming materials.
Develop waterfront and lakefront specialization for premium listings. According to listing data, Friendswood's waterfront properties at $550,000 median represent the highest commission opportunity per transaction at $14,025 per side.
Leverage Friendswood's dual-county data for market intelligence. Galveston County and Harris County report separately — agents who consolidate both datasets gain a market intelligence advantage that US Tech Automations provides through unified reporting dashboards.
Run seasonal inventory campaigns aligned with school calendar. According to seasonal data, Friendswood listing inventory peaks in April-June (320+ listings) and troughs in November-January (240 listings) — time your farming intensity to match the cycle.
Frequently Asked Questions
What is the average home price in Friendswood TX?
According to HAR data, Friendswood's median home price is approximately $380,000, with an average sale price of $415,000 driven upward by luxury and new construction transactions in West Ranch and custom-build neighborhoods.
How many homes are for sale in Friendswood at any time?
According to HAR inventory data, Friendswood maintains 280-320 active residential listings, representing approximately 2.8 months of supply — a seller-favorable level below the 4-6 month balanced market threshold.
What school districts serve Friendswood TX?
According to district boundary records, Friendswood is served by both Friendswood ISD and Clear Creek ISD, with attendance zones varying by neighborhood. Friendswood ISD zones generally carry a $15,000-$25,000 price premium over comparable Clear Creek ISD homes.
How fast do homes sell in Friendswood?
According to HAR data, Friendswood's median days on market is 28 days — the fastest among comparable southeast Houston suburbs. Homes priced under $300,000 average just 18-22 days, while luxury properties above $700,000 may sit 50-60 days.
Is Friendswood a good area for real estate farming?
According to market analysis, Friendswood's combination of 1,200 annual transactions, $9,690 median commission, and manageable agent competition makes it one of the strongest farming opportunities in the Houston southeast corridor. US Tech Automations farming workflows help agents systematically build market share.
How does Friendswood compare to League City for real estate?
According to comparative data, Friendswood's $380,000 median exceeds League City ($345,000) by 10%, with tighter inventory (2.8 vs. 3.2 months) and faster absorption. League City offers higher transaction volume but lower per-transaction commission.
What is the property tax rate in Friendswood TX?
According to Galveston County and Harris County tax records, Friendswood's effective tax rate ranges from $2.35 to $2.65 per $100 depending on county jurisdiction and school district zone, resulting in $8,900-$10,100 annual taxes on a $380,000 home.
Are home prices rising in Friendswood?
According to HAR trend data, Friendswood has experienced steady 3.5-4.5% annual appreciation over the past three years, with the $300,000-$400,000 segment appreciating fastest due to strong buyer demand and limited resale inventory in that range.
Seasonal Inventory Patterns
| Month Range | Avg. Active Listings | Monthly Closings | Market Character |
|---|---|---|---|
| January-February | 240-260 | 75-85 | Low inventory, motivated buyers |
| March-May | 310-340 | 110-125 | Peak inventory, peak demand |
| June-August | 300-320 | 100-115 | Strong, relocation-driven |
| September-November | 270-290 | 85-95 | Moderating, school-settled |
| December | 220-240 | 65-75 | Lowest activity, holiday pause |
According to HAR seasonal data, Friendswood's inventory fluctuates 40% between December lows (220 listings) and March-May peaks (340 listings). The strategic farming implication is clear: seller outreach should intensify in January-February to capture spring listings before competing agents activate their seasonal campaigns. Buyer-focused farming performs best in September-November when inventory moderates and competition softens, according to seasonal pattern analysis.
Conclusion: Friendswood's Inventory-Constrained Opportunity
Friendswood's 2.8-month supply and 1,200 annual transactions create a farming environment where inventory scarcity drives urgency and committed agents can build dominant market positions. The dual school district structure, new construction competition, and dual-county jurisdiction add complexity that rewards informed agents and penalizes generalists.
The $380,000 median price delivers $9,690 in per-transaction commission — 12% above the Houston metro average — making Friendswood one of the highest-yield farming zones in the southeast corridor. Combined with manageable competition (only 45 agents closing 6+/year), the path to 15-20 annual transactions is achievable within 18-24 months of consistent farming.
US Tech Automations provides the dual-county inventory tracking, school district segmentation, and automated farming sequences that Friendswood's complex market requires. Start farming Friendswood's inventory-constrained opportunity today.
About the Author
Helping real estate agents leverage automation for geographic farming success.
