League City TX Real Estate Market Data 2026
Key Takeaways:
League City's 115,000 population and 1,800 annual residential transactions make it the largest real estate market in Galveston County, with a $345,000 median price anchoring the Houston southeast corridor
The city's proximity to NASA Johnson Space Center and the Texas Medical Center creates a stable employment-driven buyer pool where 35% of transactions involve aerospace, healthcare, or petrochemical professionals
New master-planned communities including South Shore Harbour, Tuscan Lakes, and Magnolia Creek add 200+ homes annually, creating persistent inventory that competes with the resale market
The $275,000-$425,000 price segment drives 65% of transactions, with Clear Creek ISD attendance zones commanding 8-12% price premiums over Dickinson ISD zones
US Tech Automations helps agents navigate League City's high-volume, employment-driven market with industry-segmented CRM workflows, master-plan tracking, and automated farming sequences
League City Market Fundamentals
League City is a city in Galveston County, Texas, located approximately 30 miles southeast of downtown Houston between Clear Lake and Galveston Bay in the Houston-Galveston metropolitan area. The city's position along I-45 — bordered by Friendswood to the north, Dickinson to the south, and the Clear Lake area to the east — creates the largest suburban market in Galveston County, anchored by NASA Johnson Space Center employment, according to Galveston County geographic records.
What is the League City real estate market like in 2026? According to Houston Association of Realtors (HAR) data, League City's 1,800 annual residential transactions and $345,000 median price generate approximately $621 million in annual transaction volume — making it the economic engine of Galveston County real estate. The 3.2-month supply indicates a moderately seller-favorable market with healthy transaction velocity, according to market volume analysis.
| Market Indicator | League City TX | Friendswood TX | Pearland TX | Houston Metro |
|---|---|---|---|---|
| Population | 115,000 | 42,000 | 130,000 | 7.3M |
| Median Home Price | $345,000 | $380,000 | $335,000 | $340,000 |
| Annual Transactions | 1,800 | 1,200 | 2,100 | 110,000+ |
| Months of Supply | 3.2 | 2.8 | 3.0 | 3.5 |
| Median DOM | 32 | 28 | 30 | 35 |
| YoY Appreciation | +3.8% | +4.2% | +3.5% | +3.2% |
According to HAR data, League City's 3.8% year-over-year appreciation outpaces the Houston metro average while maintaining transaction volume that supports multiple farming agents. The $345,000 median — slightly above the Houston metro average — reflects the community's employment-driven buyer demand and school district quality, according to comparative market analysis.
League City's 1,800 annual transactions across 115,000 residents yield a 1.57% annual turnover rate — above the national average of 1.2%, reflecting the employment mobility of NASA, medical, and petrochemical professionals who transfer in and out of the Houston southeast corridor, according to HAR turnover analysis.
Transaction Volume by Segment
| Price Range | Annual Transactions | Market Share | Median DOM | Buyer Profile |
|---|---|---|---|---|
| Under $250,000 | 180 | 10% | 22 | First-time buyers, investors |
| $250,000-$325,000 | 360 | 20% | 28 | Young professionals |
| $325,000-$425,000 | 810 | 45% | 30 | Families, relocators |
| $425,000-$550,000 | 270 | 15% | 38 | Move-up, senior professionals |
| $550,000+ | 180 | 10% | 48 | Executive, waterfront |
Which price segment dominates League City? According to HAR transaction data, the $325,000-$425,000 range drives 45% of all League City transactions — 810 closings annually — making it the single most productive farming segment in Galveston County. This price band aligns with NASA GS-13/14 and medical professional purchasing power, creating a predictable, employment-driven demand pattern, according to buyer profile analysis.
According to employment data, League City's three primary employment sectors — aerospace (NASA/JSC contractors), healthcare (UTMB, Houston Methodist), and petrochemical (Kemah/Texas City corridor) — generate predictable relocation patterns. The typical NASA contractor reassignment creates a listing and a purchase within 6-12 months, meaning agents who build relationships with aerospace employers access a recurring transaction pipeline, according to relocation analysis.
Market Performance by Neighborhood
| Neighborhood/Community | Median Price | Annual Sales | Months Supply | Key Feature |
|---|---|---|---|---|
| South Shore Harbour | $425,000 | 120 | 3.5 | Waterfront, marina |
| Tuscan Lakes | $395,000 | 145 | 2.8 | Master-planned, amenities |
| Magnolia Creek | $365,000 | 130 | 3.0 | Newer construction |
| Victory Lakes | $340,000 | 110 | 3.2 | Established families |
| Beacon Hill | $310,000 | 95 | 2.5 | Starter, young professionals |
| League City Proper | $285,000 | 180 | 2.8 | Older stock, value |
| Countryside | $355,000 | 85 | 3.0 | Large lots |
According to HAR neighborhood data, Tuscan Lakes and Magnolia Creek demonstrate the strongest absorption metrics — combining modern amenities with prices in the high-demand $365,000-$395,000 range. League City Proper's 180 annual sales at $285,000 median offer the highest transaction velocity at the lowest price point, ideal for agents building volume-based farming practices, according to neighborhood performance analysis.
According to master-planned community data, League City's five major master-planned developments collectively generate 680 annual transactions — 38% of the city's total volume — making master-plan marketing a distinct farming specialization within the League City market.
Employment-Driven Demand Analysis
| Employment Sector | Est. Transaction Share | Avg. Purchase Price | Relocation Frequency |
|---|---|---|---|
| NASA/Aerospace Contractors | 18% | $375,000 | Every 3-5 years |
| Healthcare (UTMB, HM Clear Lake) | 12% | $355,000 | Every 4-6 years |
| Petrochemical (Texas City corridor) | 8% | $325,000 | Every 5-8 years |
| Education (CCISD, UH-CL) | 6% | $310,000 | Stable/long-term |
| Remote/Hybrid Workers | 15% | $360,000 | Variable |
| Other/Diverse | 41% | $340,000 | Average |
How does NASA employment affect League City real estate? According to economic analysis, NASA Johnson Space Center and its contractor ecosystem (Boeing, Lockheed Martin, Jacobs) drive approximately 18% of League City transactions — roughly 325 closings annually. These buyers typically purchase in the $350,000-$425,000 range with strong credit profiles and predictable income, making them ideal farming targets for agents who understand government contractor compensation structures, according to aerospace employment analysis.
According to workforce data from the Bay Area Houston Economic Partnership, League City's employment diversity — no single sector exceeding 18% of transactions — creates resilience that single-industry markets lack. This diversity means League City real estate demand persists through sector-specific downturns, providing farming agents with consistent transaction flow regardless of oil price cycles or NASA budget fluctuations, according to economic resilience analysis.
Historical Market Trends
| Year | Median Price | YoY Change | Annual Sales | New Construction % |
|---|---|---|---|---|
| 2021 | $305,000 | +15.2% | 2,050 | 22% |
| 2022 | $335,000 | +9.8% | 1,900 | 20% |
| 2023 | $330,000 | -1.5% | 1,750 | 18% |
| 2024 | $338,000 | +2.4% | 1,780 | 17% |
| 2025 | $345,000 | +2.1% | 1,800 | 18% |
According to HAR historical data, League City experienced the same pandemic-era price surge (15.2% in 2021) and modest correction (-1.5% in 2023) as most Houston suburbs. The stabilization at 1,800 annual transactions with 2-3% appreciation indicates the market has found its post-pandemic equilibrium — sustainable for long-term farming investment, according to market cycle analysis.
Is the League City market stable? According to trend analysis, League City's price recovery to $345,000 — 3% above the 2022 peak in nominal terms — combined with stable transaction volume suggests a mature, employment-supported market. The gradual reduction in new construction share (22% in 2021 to 18% in 2025) reduces builder competition for resale agents, according to stability modeling.
School District Impact on Values
| School Zone | Median Price | Premium vs. City Avg. | Annual Sales | Demand Level |
|---|---|---|---|---|
| Clear Creek ISD - Top Elementary | $385,000 | +12% | 520 | Very High |
| Clear Creek ISD - Standard | $355,000 | +3% | 680 | High |
| Dickinson ISD Zones | $295,000 | -14% | 320 | Moderate |
| Santa Fe ISD Zones | $275,000 | -20% | 130 | Moderate-Low |
According to GreatSchools and TEA accountability data, Clear Creek ISD attendance zones command an 8-12% premium over Dickinson ISD zones in League City — a $50,000-$90,000 price difference for comparable homes separated by a school boundary line. Agents who can explain this boundary impact provide tangible value that justifies their farming outreach, according to school impact analysis.
According to school district data, a Clear Creek ISD elementary attendance zone assignment adds $50,000-$90,000 to a League City home's value compared to Dickinson ISD — the single largest value driver in League City real estate, exceeding even waterfront proximity in price impact per square foot.
Commission and Agent Economics
| Commission Metric | League City TX | Galveston County | Houston Metro |
|---|---|---|---|
| Average Commission Rate | 5.1% | 5.15% | 5.1% |
| Agent-Side Commission | 2.55% | 2.58% | 2.55% |
| Commission per Transaction | $8,798 | $7,985 | $8,670 |
| Licensed Agents (Area) | 280 | — | — |
| Agents Closing 6+/Year | 65 (23%) | — | 25% |
What can agents earn farming League City TX? According to HAR data, League City's $8,798 median commission combined with 1,800 annual transactions creates the largest commission pool in Galveston County. An agent achieving 20 annual transactions — realistic with systematic farming — earns $175,960 in GCI from a single farming zone, according to production modeling.
| Farming Strategy | Monthly Cost | Est. Deals | Annual GCI |
|---|---|---|---|
| Entry (400 homes) | $600 | 4-6 | $35,192-$52,788 |
| Growth (900 homes) | $1,300 | 10-16 | $87,980-$140,768 |
| Dominant (2,000 homes) | $2,400 | 22-30 | $193,556-$263,940 |
US Tech Automations industry-segmented CRM workflows help agents build separate nurture tracks for NASA professionals, healthcare workers, and petrochemical employees — each with industry-specific messaging that resonates with sector-specific relocation timelines and housing preferences.
Property Tax and Carrying Cost Analysis
| Taxing Entity | Rate per $100 | Annual Tax on $345,000 Home |
|---|---|---|
| City of League City | $0.4500 | $1,553 |
| Galveston County | $0.2500 | $863 |
| Clear Creek ISD / Dickinson ISD | $1.0800-$1.3200 | $3,726-$4,554 |
| Galveston County Drainage | $0.0400 | $138 |
| League City MUD (varies) | $0.10-$0.45 | $345-$1,553 |
| Total Effective Rate | $1.92-$2.51 | $6,624-$8,660 |
According to Galveston County Tax Assessor records, League City's property tax varies significantly by school district and MUD zone — with Clear Creek ISD zones generally carrying lower MUD rates than newer Dickinson ISD developments. The $2,036 annual spread between lowest and highest tax scenarios on a $345,000 home represents a significant carrying cost difference that agents must calculate for each specific property, according to tax burden analysis.
What are the total housing costs in League City? According to carrying cost analysis, League City homeowners should budget $6,624-$8,660 in annual property taxes plus $1,800-$3,600 in HOA fees (depending on master-planned community), plus $2,400-$3,600 in annual insurance — bringing total non-mortgage carrying costs to $10,824-$15,860 annually. Agents who present complete carrying cost analysis demonstrate financial advisory value that builds trust with the employment-professional buyer demographic, according to total cost analysis.
Inventory and Supply Dynamics
| Inventory Metric | League City TX | 2024 Comparison | Trend Direction |
|---|---|---|---|
| Active Listings | 450-520 | 480-550 | ↓ Tightening |
| Months of Supply | 3.2 | 3.5 | ↓ Seller-favorable |
| Pending Sales | 180-210 | 165-190 | ↑ Increasing |
| Price Reductions (% of listings) | 22% | 28% | ↓ Improving |
| Expired/Withdrawn | 8% | 11% | ↓ Better pricing |
According to HAR inventory data, League City's supply dynamics are trending seller-favorable across all metrics — tightening inventory, increasing pending sales, fewer price reductions, and lower expired listing rates. This convergence suggests the market is entering an absorption acceleration phase where well-priced listings generate multiple offers, particularly in the CCISD elementary zones that drive family demand, according to supply dynamics analysis.
According to listing performance data, League City properties priced within 3% of comparable sales close at 94% rate versus 72% for properties priced 5%+ above comparables — the tightest pricing tolerance among Houston southeast suburbs. This data-driven pricing environment rewards agents who leverage accurate CMA tools and penalizes those who overprice for listing appointments.
According to inventory analysis, League City's pending-to-active ratio of 0.40 (210 pending / 520 active) indicates a market processing inventory efficiently — every 2.5 active listings generates one pending sale, a healthy velocity metric that supports consistent farming agent transaction flow.
USTA Platform Comparison for League City
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo |
|---|---|---|---|---|
| Industry-Segmented CRM | NASA/Medical/Petrochem tracks | Basic tags | No | No |
| Master-Plan Inventory Alerts | Community-specific monitoring | No | Basic | No |
| Relocation Pipeline Tracking | Employer-based workflows | No | No | No |
| School District Mapping | CCISD vs DISD segmentation | No | No | No |
| Automated Market Updates | Neighborhood-level reports | Generic | Generic | Generic |
| Monthly Cost | $149-$399 | $499+ | $750+ | $395+ |
How to Farm League City TX Effectively
Segment your CRM by employment sector from day one. According to employment data, NASA, healthcare, and petrochemical professionals have different relocation timelines, purchase budgets, and communication preferences — a single farming message underperforms sector-specific outreach. US Tech Automations employment-segmented workflows automate this differentiation.
Build relationships with NASA contractor HR departments. According to relocation data, Boeing, Lockheed Martin, and Jacobs collectively transfer 200+ employees through League City annually — agents on their preferred vendor lists capture these transactions.
Master school district boundary knowledge as a competitive weapon. The CCISD vs. DISD boundary creates $50,000-$90,000 price differentials — agents who can guide buyers to the correct side of boundary lines provide measurable value.
Monitor master-planned community builder incentives weekly. According to builder data, incentive packages change monthly — resale agents who track these changes can counter-position their listings effectively against Friendswood and League City builders.
Create market update content targeting each major employer campus. Digital farming campaigns geofenced around NASA JSC, UTMB Galveston, and Texas City petrochemical campuses reach employees during job-site lunch breaks, according to digital advertising best practices.
Develop waterfront expertise for the South Shore Harbour premium segment. According to listing data, waterfront properties at $425,000+ median deliver $10,838 per-side commission — 23% above the city average, warranting specialized marketing investment.
Track military and contractor relocation cycles aligned with fiscal year. Federal government fiscal year (October 1) drives NASA contractor reassignments — expect listing spikes in August-October as departing employees prepare homes for market.
Position League City against Pearland for value-conscious families. According to comparative data, League City's $345,000 median delivers Clear Creek ISD schools and bay-area lifestyle at a $35,000 premium over Pearland ($335,000 in Alvin ISD zones) — quantify the school quality difference.
Leverage Humble and Spring market comparisons for north-side relocators. Buyers transferring from north Houston often underestimate southeast corridor value — provide side-by-side comparisons showing League City's price competitiveness.
Frequently Asked Questions
What is the median home price in League City TX?
According to HAR data, League City's median home price is approximately $345,000, with an average sale price of $375,000 reflecting the market's upward pull from waterfront and master-planned community premiums.
How many homes sell in League City per year?
According to HAR transaction data, League City averages approximately 1,800 residential closings annually — the highest volume in Galveston County and sufficient to support multiple successful farming agents in non-overlapping zones.
What school districts serve League City TX?
According to district records, League City is primarily served by Clear Creek ISD, with portions in Dickinson ISD and Santa Fe ISD. CCISD zones command an 8-12% price premium, making district boundaries the most important geographic knowledge for League City agents.
How does League City compare to Friendswood?
According to comparative analysis, League City offers 50% more annual transactions (1,800 vs. 1,200) at a 9% lower median price ($345,000 vs. $380,000) compared to Friendswood. League City provides higher volume opportunity while Friendswood delivers higher per-transaction commission.
Is League City growing?
According to Census Bureau estimates, League City has grown from 83,000 (2010) to 115,000 (2025) — a 39% increase driven by employment growth at NASA JSC and Clear Lake medical facilities. Continued master-planned community development supports ongoing population growth.
What industries drive League City real estate?
According to economic data, NASA/aerospace (18% of transactions), healthcare (12%), and petrochemical (8%) collectively drive 38% of League City's real estate activity. The remaining 62% comes from education, remote workers, and diverse employment — providing demand resilience across economic cycles.
How competitive is real estate farming in League City?
According to agent data, 280 licensed agents serve League City but only 65 (23%) close 6+ transactions annually. The 1,800 annual transactions divided by 65 active agents yields 27.7 potential transactions per committed agent — among the highest ratios in the Houston metro area.
What are property taxes in League City TX?
According to Galveston County records, League City's effective tax rate ranges from $2.45 to $2.85 per $100 depending on school district and MUD zones, resulting in approximately $8,450-$9,830 annual taxes on a $345,000 home.
Waterfront and Premium Market Analysis
| Waterfront Segment | Median Price | Annual Sales | Avg. DOM | Premium vs. City |
|---|---|---|---|---|
| South Shore Harbour Marina | $525,000 | 45 | 48 | +52% |
| Clear Creek Waterfront | $465,000 | 35 | 42 | +35% |
| Bay-View Properties | $495,000 | 25 | 45 | +43% |
| Lake-Adjacent | $385,000 | 60 | 35 | +12% |
According to HAR waterfront data, League City's proximity to Clear Lake and Galveston Bay creates a premium waterfront segment generating 165 annual transactions at a $468,000 combined median — 36% above the city average. South Shore Harbour's marina-access properties at $525,000 represent the pinnacle of League City real estate, attracting boating enthusiasts and waterfront lifestyle buyers willing to pay significant premiums, according to waterfront premium analysis.
Conclusion: League City's Employment-Driven Market Advantage
League City's 1,800 annual transactions, $345,000 median price, and employment-diversified buyer pool create the largest and most resilient farming opportunity in Galveston County. The NASA/aerospace anchor, combined with healthcare and petrochemical employment, generates predictable transaction flow that sustains farming agents through economic cycles.
The school district premium effect — $50,000-$90,000 for CCISD over DISD zones — creates a knowledge advantage that informed agents can leverage for both listing and buyer conversion. Combined with master-planned community dynamics and waterfront premiums, League City rewards agents who invest in deep market knowledge.
US Tech Automations provides the employment-segmented CRM, master-plan tracking, and school district mapping that League City's complex, high-volume market demands. Start farming League City's employment-driven market today.
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Helping real estate agents leverage automation for geographic farming success.
