FSBO Leads in Montgomery County, TX
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Montgomery County FSBO leads are homes in Montgomery County, Texas that owners are selling without a listing agent. In May 2026, 45% of listings here had a price cut, the highest share among the 15 Texas counties profiled on this site. Over the 12 months to May 2026, about 14,747 homes sold in the county and 19,407 new listings came to market.
ListCentral.US delivers the owner-listed homes as a monthly CSV with owner names, property and mailing addresses, parcel IDs and phone numbers where available: $50 per month for Montgomery County or $250 per month for all of Texas.
Updated October 5, 2026. Market figures: Redfin, latest month May 2026.
The Montgomery County housing market in May 2026
Prices in Montgomery County edged up to a median of $346,740 in May 2026, 3.5% higher than a year earlier. Homes listed that month had a median asking price of $399,900, and sold for a median of $165 per square foot. The average sale closed at 96.2% of asking price, a sign that buyers are negotiating; just 13% of homes sold above list.
There were 5,277 homes for sale at the end of May, down 14% from a year earlier, or 3.6 months of supply, still on the sellers' side. The typical home that sold had been listed for 56 days, 9 days longer than a year earlier. 23% of homes went under contract within two weeks of listing. Compared with May 2025, owners listed 16% fewer homes and sales were down 4%.
Price cuts are common: 45% of listings were reduced in May 2026 (6.9 points more than a year earlier). An FSBO owner who has not cut yet may be priced above the market.
For FSBO outreach, this means owners who price well still sell on their own, while those who overprice start to sit, and they are the ones most open to help. The trend to watch: fewer homes for sale than a year ago and slower sales than last year.
How Montgomery County compares with other Texas counties
Montgomery County against the other 14 Texas counties profiled on this site, using Redfin's May 2026 figures.
- Median sale price: $346,740, 8th-highest of 15, between Tarrant County ($355,000) and Brazoria County ($345,000).
- Median days on market: 56 days, 7th-slowest of 15, between Brazoria County (59 days) and Smith County (56 days).
- Listings with a price cut: 45%, the highest of the 15; next is Brazoria County (42%).
- Months of supply: 3.6 months, second-lowest of 15, between Johnson County (3.9 months) and Tarrant County (3.1 months).
- Price change since May 2021: +11%, 4th-lowest of 15, between Bexar County (+11%) and Collin County (+9%).
Montgomery County since 2019
The median sale price averaged about $341,000 from March to May 2026, up 28% from about $266,000 in the same months of 2019.
Prices peaked at about $367,000 (three-month average) in the three months to August 2022 and are now about 7% below that high. Owners who bought near the peak may have little equity, which leaves them less room to cut their price.
Supply has grown well past pre-pandemic levels: about 5,470 homes were for sale in an average month in spring 2026, against 3,720 in spring 2019, 47% more.
In spring 2026 the median time on market averaged about 77 days, 27 days longer than in spring 2019 (50 days).
Owners are listing about 34% more homes a month than they did in spring 2019.
For FSBO outreach, that means more Montgomery County owners are competing for buyers than before the pandemic, and more of them are likely to need help.
When Montgomery County homeowners list
Listings follow a clear seasonal cycle in Montgomery County. Over the three years to May 2026, new listings peaked in April and May, with May running about 28% above the monthly average, and bottomed out in December, about 36% below it. Homes that sold in June had spent the least time on the market (a median of about 45 days), and those that sold in March the most (about 84 days).
Have your list, scripts and mail pieces ready by March, so you reach new FSBO owners in their first weeks. Sales are slowest around March, so FSBO owners still on the market then have often been waiting for months and tend to be the most open to help.
What sells in Montgomery County: homes by type
Single-family homes made up 97% of sales in Montgomery County in the 12 months to May 2026, followed by townhouses at 2%. In May 2026, townhouses sold for a median of $331,000, 5% less than single-family homes ($349,990), and took 16 days less to sell.
| Type | Homes sold, 12 months | Share of sales | Median sale price, May 2026 | Median days on market, May 2026 |
|---|---|---|---|---|
| Single-family homes | 14,237 | 97% | $349,990 | 56 |
| Townhouses | 330 | 2% | $331,000 | 40 |
| Condos and co-ops | 155 | 1% | – | – |
| Two-to-four-unit buildings | 25 | 0% | – | – |
Prices and speed by city in Montgomery County
Among cities with at least 15 sales, The Woodlands had the highest median sale price ($680,000), 161% above Magnolia ($260,732). Homes sold fastest in The Woodlands (21 days) and slowest in Conroe (76 days). Conroe accounted for the most sales in the month (192).
| City | Median sale price | Homes sold | Median days on market |
|---|---|---|---|
| Conroe | $310,000 | 192 | 76 |
| The Woodlands | $680,000 | 191 | 21 |
| Magnolia | $260,732 | 26 | 60 |
Source: Redfin Data Center county, city and property-type data, all residential sales, not seasonally adjusted. Seasonal patterns use June 2023 to May 2026; spring figures are March to May averages.
Working Montgomery County FSBO leads
- Split the list by city. Conroe had the most sales in May 2026 (192), while The Woodlands (median $680,000) and Magnolia (median $260,732) sit 161% apart on price, so one script will not fit every owner.
- Follow the price cuts. When 45% of listings are being reduced, an FSBO owner who cuts is showing motivation; follow up soon after any change in the asking price.
- Use the 56-day mark. Half of the Montgomery County homes that sold in May 2026 had been listed 56 days or less, so an FSBO still for sale after that is likely stalling.
- Mind the equity. Prices are about 7% below their August 2022 peak, so owners who bought around 2022 may owe close to what the home is worth; check the purchase date in county records before suggesting a price cut.
- Stay compliant and verify. Stop contacting any owner who says "no agents" or "no investors", confirm ownership and liens in Montgomery County records before an offer, and add skip tracing for records without a phone number.
More on working these owners: using FSBO data to win relistings and negotiating directly with unrepresented sellers.
Montgomery County FSBO list: what you get and what it costs
| What it is | Owner-listed homes for sale in Montgomery County, Texas |
|---|---|
| Coverage | Conroe, The Woodlands, Magnolia and the rest of Montgomery County, part of the Houston metro area |
| County seat | Conroe |
| Fields | Owner name, property and mailing addresses, parcel ID, property characteristics, phone where available |
| Delivery | A CSV by email each month; daily records on request |
| County plan | $50 per month for Montgomery County |
| Statewide plan | $250 per month for every county in Texas |
| One-time files | Houston Metro, June 2026: $41.10. Texas, June 2026: $269.10 |
| Free sample | See every column in the free FSBO sample |
Set up a subscription by email at info@listcentral.us (how subscriptions work). The statewide plan costs the same as five county plans. Agents, investors, wholesalers and home-service firms use it instead of searching portals by hand, which is free but slow, or paying for an all-in-one investor platform that bundles many list types.
Texas rules for contacting Montgomery County sellers
- Disclosure. Texas Property Code §5.008 requires most sellers of single-family homes, including owners selling without an agent, to give buyers a Seller's Disclosure Notice.
- Calls and texts. Screen numbers against the National Do Not Call Registry and get written consent before automated texts. Texas also keeps its own no-call list.
- Records. Deeds are recorded with the county clerk, and ownership and values are kept by the county appraisal district. The county seat is Conroe.
General information, not legal advice.
Montgomery County FSBO leads: common questions
What are FSBO leads in Montgomery County?
Homes in Montgomery County, Texas that owners are selling without a listing agent. ListCentral.US delivers them as a monthly CSV with owner names, addresses, parcel IDs and phone numbers where available.
Which Montgomery County cities have the highest home prices?
In May 2026, The Woodlands had the highest median sale price of the main Montgomery County cities ($680,000), followed by Conroe ($310,000). Magnolia was the most affordable ($260,732), according to Redfin.
Are Montgomery County sellers cutting prices?
45% of Montgomery County listings had a price reduction in May 2026, 6.9 points more than a year earlier, according to Redfin. That is a high share, so many owners are adjusting to the market.
Is Montgomery County a buyer's or a seller's market?
It is close to balanced. Montgomery County had 3.6 months of supply in May 2026, homes sold in a median 56 days and the average sale closed at 96.2% of asking price, according to Redfin. Only one of the other 14 Texas counties profiled on this site has less supply.
How long do homes take to sell in Montgomery County?
Homes that sold in May 2026 had been listed for a median of 56 days, against about 50 days in spring 2019, according to Redfin. Among the main cities, The Woodlands was fastest at 21 days. An FSBO listing past the county median is often ready for help.
When do most Montgomery County homeowners list?
Over the three years to May 2026, new listings peaked in April and May and were lowest in December, according to Redfin. Homes sold fastest in June and slowest in March.
How much do Montgomery County FSBO leads cost?
$50 per month for Montgomery County or $250 per month for every county in Texas. One-time June 2026 files are also sold: the Houston Metro file costs $41.10 and the Texas file costs $269.10.
What does each record contain?
Owner name, property address, mailing address, parcel ID, property characteristics and a phone number where available. A free sample shows every column, and daily records are available on request at info@listcentral.us.