Hi, Reader!

Welcome to the July issue of The Northwest Huddle. Summer’s officially in full swing—and so is the real estate action. From a billion-dollar development breaking ground in Magnolia to new tax exemptions heading for the November ballot, this month’s updates are packed with momentum (and more than a few surprises).

We’re breaking down what’s hot in the housing market, which neighborhoods are speeding up, and why Harris County just made a $16 million move to fight homelessness and eviction. Oh—and if you’re still figuring out where to catch fireworks this weekend or which listing has a pool and a price drop, we’ve got you covered too.

📊 July Market Check-In

What the numbers say—and what they mean—for buyers and sellers

The June market came in hot, and not just because of the temps.

So what’s the play?

📈 For Sellers:​
Cypress and Magnolia are moving serious volume, but sellers need to stay competitive—DOMs (days on market) are hovering around 2–3 months in most areas. The Woodlands is the exception, with homes flying off the market in just 24 days—and often selling above list price. Price strategically and you’ll have an edge.

📉 For Buyers:​
The inventory is there—especially in Cypress and Montgomery—but it’s moving. If you see a home that fits, hesitation could cost you. With pricing still stable, now’s the time to shop with confidence and negotiate with data in hand.

🧠 Pro Tip:​
Each neighborhood’s story is different—and we’re breaking it down further in our full July market blog.
📌 Be on the lookout for our monthly Market Update blog for deeper insights.

🏙️ Magnolia's $1B Power Play

Town Center project aims to redefine downtown by 2027

Big things are brewing behind Magnolia City Hall. A 200-acre, mixed-use development—Magnolia Town Center—is in the pipeline, promising a $1 billion transformation of the area. Proposed by Tannos Development Group (the crew behind Friendswood City Center), the plan includes everything from lakes and green spaces to retail, condos, a convention center, and over 180 homes.

City officials say the plan hasn’t reached final approvals yet, but local momentum is real: over $55 million in land deals are already in motion, including some with national brands. The project’s goal? To balance growth with Magnolia’s small-town charm—no 10-story glass towers, no smoke shops.

If it breaks ground in early 2026 as planned, it could inject huge tax revenue and even more business into a town that’s already doubled in population since 2020. Magnolia might not just be growing—it’s evolving.

🗳️ Tax Cuts on Deck? Voters to Decide in November

Three new exemptions—including one worth $200K—are up for grabs

​Texas lawmakers want to slash property taxes, but it’s up to voters to seal the deal this November. Gov. Greg Abbott just signed three major bills that could increase homeowner and small business exemptions—pending a statewide vote on November 4.

What’s on the ballot?

• Raise the homestead exemption from $100K to $140K
• Add a $200K exemption for seniors and people with disabilities
• Let small businesses write off up to $125K in equipment and property

The state’s shelling out $51 billion to cover school district revenue losses and keep this tax relief afloat. Average homeowners could save $484/year, with seniors saving nearly $950—if the amendments pass.

Big ifs, small print:​
The cuts only apply to school taxes. Renters are left out. And local districts can still raise rates (with voter approval). So while your bill might shrink, the scoreboard's not final ‘til Texans vote.

🏘️ Harris County Redirects $16M to Housing Help

Rental relief and homelessness support replace guaranteed income

Harris County just made a major shift in how it’s spending federal rescue funds. Roughly $16 million—originally earmarked for the now-defunct Uplift Harris guaranteed income program—is being rerouted to tackle rental assistance, homelessness, and food insecurity.

The breakdown:

• $8M to help prevent evictions
• $8M for unhoused initiatives
• $2.5M for food insecurity programs

Commissioners cited rising costs and the Kinder Institute’s recent report showing that more households are becoming cost-burdened—and more vulnerable to disasters. “This is about affordability, safety, and survival,” said Precinct 2 Commissioner Adrian Garcia.

Critics? They’re still not sold. Rep. Ellen Troxclair called guaranteed income programs “misguided,” and the program’s legality was struck down by the Texas Supreme Court in 2023.

Now, instead of direct cash payments, the county is aiming for structural support. In the current housing climate, that might be the assist some residents need just to stay in the game.

🍎 Tomball ISD Balances Books, Boosts Pay

A $230M budget win gives teachers permanent raises

​Tomball ISD just passed its $230.3 million budget for FY 2025–26—and unlike many districts, it’s balanced. Thanks to an $11.8 million bump from the state (via HB 2), the district is putting big dollars toward teacher retention.

What that looks like:

• $2,500 raises for teachers with 3–4 years in the classroom
• $5,000 raises for those with 5+ years
• Plus: 2% raises for support staff and 1% for administrators

Board members and Superintendent Martha Salazar-Zamora admitted it’s not a massive jump, but called it a step in the right direction. Instruction alone is getting $150M+ of the new budget, with the rest fueling campus leadership, buses, and maintenance.

The real win? The district flipped a projected $3M shortfall into a zero-deficit budget. Chalk this one up as a W for staff and students alike.

📝 Your Weekend To-Do List

Looking for the best way to spend your July 4th in Northwest Houston—but overwhelmed by all the options?

Between the fireworks, parades, concerts, and family events, it can feel like there’s too much happening to keep track. And if you’re trying to plan around traffic, kids’ bedtimes, or just want to avoid the downtown chaos, the pressure’s even higher.

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✨Featured Listings

Got friends or family looking to move? Check out what’s on the market right now from Texas Home Coach.

🌲 00 Red Oak Court, Weimar, TX – $378,000

20 wooded acres with wildlife, privacy, and community charm. Perfect for your custom home or weekend escape.
✅ Wildlife exemption (2024 taxes were only $34!)
✅ Cleared space for home and barn
✅ Gated community near Weimar and Columbus
🔗 Request a showing​

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🏖️ 13151 Walden Rd #135, Montgomery, TX – $115,000

Charming 1-bed condo on Lake Conroe’s golf course. Ideal for investors, full-timers, or weekenders.
✅ Ground-floor unit with granite, washer/dryer, and appliances
✅ Access to pool, gym, marina, and more
✅ Recently warrantable HOA status
🔗 Request a showing​

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🏊‍♂️ 11823 Elizabeth Ct, Pinehurst, TX – $379,900

Over 3,200 sq. ft. + private pool in Decker Oaks. Best price-per-sq-ft in the neighborhood.
✅ 5 beds, 3.5 baths, 2 living areas + gameroom
✅ Energy upgrades + new HVAC + Bosch dishwasher
✅ Zoned to Tomball ISD, quiet cul-de-sac
🔗 Schedule a tour​

Other Listings

🤸‍♂️ Fun Break

🧠 Shower Thought:​
​Real estate is the only sport where waiting on the sidelines costs you more every month.

🎮 Game of the Month:​
How well do you know your streets? Drop a pin and prove it in this month’s real estate-themed GeoGuessr challenge. → Play now​

🏁 That’s a wrap…

Got your eye on a home? Thinking of listing before school starts again? Let’s draw up the playbook.
📅 Book a quick strategy call with me​
🔍 Browse new listings in your area​