Expired listings, the asking price and the relist
Why a Memorial Villages Home Did Not Sell, and What Changes on the Relist
Updated October 2026
Why isn't my house selling in Memorial Villages?
As of October 2026, a Memorial Villages home that sits has usually been priced from area figures rather than from closed sales of similar age, lot size and condition in its own village, and whether the old listing can simply be extended is decided by the terms of that listing agreement, a private contract between broker and seller.
Paige Martin, Houston Properties Team, Memorial Villages
Source: Texas Real Estate Commission, frequently asked questions on listings and brokerage, October 2026.
Why does a Memorial Villages home sit past the median?
Start with where the first number came from. The $2,800,000 median sale price as of October 2026 is a midpoint of closed sales across six separate cities (Hunters Creek, Piney Point, Hedwig, Bunker Hill, Spring Valley and Hilshire), and it prices no particular house. The comparison that sets a number is narrower: closed sales of similar age, lot size and condition inside the same village.
Median days on market was 36 days as of October 2026, counted from list date to executed contract. A home still active well beyond that mark has waited longer than the middle of the market did for a contract, and the weeks from contract to closing would still come after it. An overpriced listing can sit well past the median and then close only after one or more reductions.
A per-square-foot shortcut can mislead a first price. The $524 average divides closing prices by reported living area, which comes from the appraisal district or the listing and can omit unpermitted additions, and the average is pulled up by estate sales and down by homes sold for land value. Multiplied against a floor area, it gives a number rather than a valuation.
What do the market figures say about a price that has already been cut?
The 98.4 percent sale-to-list ratio is measured against the final list price. A seller who reduced twice and then closed at the last ask counts in that ratio the same as one who sold at the first, so the figure understates what reductions gave up against an original ask.
3.6 months of inventory is how long the active listings would last at the current sales pace. With 204 closings across all six villages in the trailing twelve months, that pace is small and the balance can move on a handful of transactions. The segment a relisted house competes in (its village, price band and condition) can run tighter or looser than the headline figure.
Do the published figures count every sale near my house?
The Texas Real Estate Research Center builds its Harris County housing statistics from listing data from over 50 MLS systems in Texas and leaves out existing home sales negotiated outside of the MLS.
Timing matters on a relist as well. The Texas Real Estate Research Center releases statistics for the Houston metro area on or near the 40th calendar day after month end, so the newest county figure at a pricing meeting describes a month that has already closed.
Because private closings sit outside that pool, the comparables behind a second price should be closings an agent can name address by address, inside your own village.
Can the old listing simply be extended?
The Texas Real Estate Commission treats a listing agreement as a private contract between a real estate broker and a seller, one the commission does not promulgate. According to the commission, whether that agreement can be extended is decided by the terms of the contract and the desires of the parties.
Read the agreement you signed before settling on what the relist looks like: its end date, what it says about extension, and what both sides want next. A new price or a new agent each starts from what that document allows.
What do Texas rules say about offers on a relisted home?
The Texas Real Estate Commission states that the listing agent represents the seller and has a duty to present all offers in a timely manner. On a second listing, ask how each offer on the first one reached you and how quickly.
The same commission says a seller may weigh several offers at the same time. A relaunch at a price set from village comparables can draw more than one, and you can review them side by side.
One limit applies where a single broker acts as intermediary for both sides. The commission says the intermediary and any associated license holders that broker appoints are prohibited from disclosing, without the seller's written authorization, that the seller will accept a price less than the asking price, or that a buyer will pay more than the price in a written offer.
A seller may receive, review and negotiate several offers simultaneously.
What changes in the file before the house goes back on the market?
Pull the parcel's Harris Central Appraisal District account and compare its reported living area to the house, since a mismatch invites questions during negotiation. Ask your village's permit office for the record of anything built or added, because each of the six villages writes and enforces its own code.
Settle the flood plain answer for the address itself. Sections of the Memorial Villages have flooded in the past, floodplain status is decided parcel by parcel, and Paige Martin's team keeps its own research separating the areas that flood from the areas outside the flood plain.
If buyers may ask about zoning to Memorial Middle School and Memorial High School, confirm the zoned campus for the exact address with Spring Branch ISD's Find My Zoned School lookup, since Houston ISD's published boundary map takes in the southern edge of Hunters Creek Village and Piney Point Village.
How do you start a relist with Paige Martin?
Send the address, the first list date and price, any reductions, and your timing. Request a Memorial Villages home valuation, and ask for the closed sales the new range rests on, each one matched on age, lot size and condition inside your village.
Her team analyzed over 512,000 Houston home sales across 20 years to find which factors move resale value street by street, and she has sold over $100 million of Memorial Villages real estate since 2002. Ask what that work says about your street before the new price is set.
Questions & answers
Memorial Villages questions, answered
My listing is about to expire. Can it just be extended?
Possibly. The Texas Real Estate Commission describes a listing agreement as a private contract between a real estate broker and a seller, one the commission does not promulgate, and whether it can be extended is determined by the terms of that contract and the desires of the parties. Read your agreement's end date and any extension language first. Then decide whether the second listing runs under it or under a new agreement.
An extension and a relist are two separate decisions. The agreement settles the first, and the evidence settles the second. A home still active well past the median of 36 days as of October 2026 should have its price checked against closed sales of similar age, lot size and condition inside its own village before it goes back in front of buyers, whatever the paperwork says about dates. Ask for those comparables by address, and decide on the agreement once you have seen them.
Does my listing agent have to show me every offer?
Yes. According to the Texas Real Estate Commission, the listing agent represents the seller and has a duty to present every offer to the seller in a timely manner. The commission also says a seller may receive, review and negotiate several offers at once. Before a relist, ask how each offer on the first listing reached you and how quickly, and agree how offers will be handled the second time.
Write the answer down. On a second listing at a price rebuilt from village comparables, more than one buyer may write at the same time, and the commission's rule lets you weigh those offers side by side. Agree in advance how you want to receive them and how fast you expect to see each one.
Can an agent tell a buyer I would take less than my list price?
Where one broker acts as intermediary for both sides, the Texas Real Estate Commission says the intermediary and any associated license holders the broker appoints are prohibited from disclosing that the seller will accept a price less than the asking price, unless the seller gives written authorization. The same limit covers telling the seller that a buyer will pay more than the price in a written offer. On a relist, set a number you are prepared to stand behind.
The rule, as the commission states it, is scoped to the intermediary and the license holders that broker appoints. Outside that arrangement, ask your own agent in writing what they will and will not say to buyers about price, and keep the answer with the listing file. A price set from closed sales of similar age, lot size and condition inside your village is easier to hold than one that needs explaining.
Why does the sale-to-list ratio look high when so many homes get reduced?
It is measured against the final list price. Memorial Villages closings ran at 98.4 percent of the final list price as of October 2026, so a home cut twice and then sold at its last ask counts the same as one that sold at its first. The ratio understates what sellers who reduced gave up against their original ask, which is why the first price carries so much weight.
Read it beside 3.6 months of inventory, which is how long the active listings would last at the current sales pace. Only 204 homes closed across the six villages in the trailing twelve months, so the pace behind that figure is small and a few transactions can shift it. The segment a relisted house competes in (its village, price band and condition) can run tighter or looser than the headline.
Do county housing statistics include homes sold privately?
No. The Texas Real Estate Research Center bases its Harris County housing statistics on listing data from over 50 MLS systems in Texas, and existing home sales negotiated outside of the MLS are not included in that dataset. A relist price built from county figures alone can miss nearby private closings, so ask an agent to name the specific sales behind any number you are handed.
Timing is a second limit. The Texas Real Estate Research Center releases Houston metro area figures around the 40th calendar day after a month ends, so the latest county number at a pricing meeting describes a month that closed weeks earlier. Use county figures as background, and price the house from closed sales of similar age, lot size and condition inside your own village.
What should I send an agent before relisting a home that did not sell?
Send the address, the original list date and price, each reduction, and your timing, then request a Memorial Villages home valuation. Ask which closed sales the new range rests on and how each one matches your house on age, lot size and condition inside your village. Bring the listing agreement as well, since its own terms decide whether the old listing can be extended.
Add the records a buyer will ask about: the parcel's Harris Central Appraisal District account, so the reported living area matches the house, your village's permit records for anything built or added, and the flood plain answer for the address. Paige Martin's team keeps its own research separating the areas that flood from the areas outside the flood plain, and its analysis of over 512,000 Houston home sales across 20 years points to the factors that move resale value on a given street.