The Big Picture
I pulled every League City listing in HAR MLS for the six months from December 12, 2025 through June 10, 2026 — 1,743 listings in total. Here's what the market actually did, without the spin.
League City closed 712 sales at a median price of $415,000. The median home went under contract in 26 days and closed at 98.5% of its final list price — 96.6% of its original list price, and that gap between the two numbers is a quiet little lesson we'll come back to. Median price per square foot came in at $167.60. Closed prices ranged from $150,000 all the way to $5,545,000, so this is a market with genuine breadth.
On the supply side, the city is sitting at 447 active listings and 217 pendings, which works out to 3.8 months of supply — a balanced market, leaning slightly toward sellers. And one number a lot of market updates won't show you: 367 listings failed — terminated, expired, or withdrawn — over the same period. That's a 34% failure rate.
New construction is a real part of this picture: 232 of the 712 closed sales were new builds. If you're selling a resale home in League City, the builders are part of your competition whether you like it or not.
Month by Month
Closings climbed steadily through the spring: 79 in December, 94 in January, 100 in February, 133 in March, 132 in April, and a peak of 142 in May. June shows 32 closings — but that's only the first ten days of the month, so don't read anything into it. Monthly medians bounced around inside a fairly tight band: $399,990 in December, up to $419,000 in January, $410,245 in February, back down to $400,000 in March, then $421,745 in April and $425,000 in May — the strongest month of the window on both volume and price. Early June's partial-month median sits around $397,500. The honest read: no dramatic run-up, no slide — a market oscillating in the $400K–$425K range with seasonally building volume.
| Month | Closed Sales | Median Close |
|---|---|---|
| Dec 2025 | 79 | $399,990 |
| Jan 2026 | 94 | $419,000 |
| Feb 2026 | 100 | $410,245 |
| Mar 2026 | 133 | $400,000 |
| Apr 2026 | 132 | $421,745 |
| May 2026 | 142 | $425,000 |
| Jun 2026 (thru Jun 10) | 32 | ~$397,500 |
Tuscan Lakes
Tuscan Lakes logged 35 closed sales at a $395,000 median, with closes ranging from $315,000 up to $1,375,000 — the widest spread of any neighborhood in this report, which is exactly what you'd expect from a community that runs from townhome-scale product to estate sections. At $175.45 per square foot, it carries the highest median price per foot of the six neighborhoods here, and homes that sold did it fast: 17 days median, at a full 100% of list price.
But note the other side of the ledger: a 37.5% fail rate, slightly worse than the city's 34%. Tuscan Lakes rewards correct pricing as well as any neighborhood in League City — and punishes wishful pricing just as reliably. With 19 actives and 3.3 months of supply, the inventory picture is healthy. Full neighborhood guide: Tuscan Lakes.
Westover Park
I'm going to say this plainly because nobody else will: 55.9% of Westover Park listings failed to sell over the past six months — 19 failed against 15 sold. That is the highest failure rate of any neighborhood in this report, by a wide margin.
Here's what makes it strange — and instructive. The 15 homes that did sell performed beautifully: a $415,000 median, 17 days on market, 100% of list price, 99.4% of original list. Westover Park is genuinely a tale of two markets: priced-right homes fly, and overpriced homes die on the vine. With 17 actives and 6.8 months of supply, sellers there have the least margin for error in League City right now. Fifteen sales is also a modest sample, so treat the median with some caution — but the fail rate is built on the full listing pool, and it's not a fluke. Full neighborhood guide: Westover Park.
South Shore Harbour
South Shore Harbour was the volume leader of the six — 45 closed sales, the largest sample in this report, at a $425,000 median with closes from $305,000 to $850,000. Median market time was 30 days, a touch slower than the city's 26, with sellers netting 98.6% of list. The fail rate, at 32.8%, came in just under the citywide 34% — steady, unremarkable, healthy.
Worth flagging: 17 of those 45 closings happened in May alone, easily the neighborhood's strongest month of the window. With 24 actives and 3.2 months of supply, South Shore Harbour heads into summer with momentum. Full neighborhood guide: South Shore Harbour.
Mar Bella
If I had to pick the healthiest seller's numbers in League City right now, Mar Bella is the answer. The fail rate of 21.9% is the lowest of the six neighborhoods I track — only 7 failed listings over six months — and supply is the tightest at 2.4 months, with just 10 active listings against 9 pendings. When nearly as many homes are pending as are sitting active, that's a market that absorbs what it's given.
The 25 closed sales posted a $422,000 median (range: $335,000 to $815,000) at 98.7% of list. The one soft spot is pace — 34 days median DOM, the slowest of the six apart from Magnolia Creek — but with this little inventory, that's patience, not weakness. Full neighborhood guide: Mar Bella.
Brittany Lakes
Eleven days. That's the median market time in Brittany Lakes — the fastest of any neighborhood in this report, well under half the citywide 26 — and sellers there collected 100% of list price. At a $369,750 median close and $151.02 per square foot, Brittany Lakes is the most affordable of the six on both measures, and that affordability is clearly driving the speed. The fail rate of 28% also beat the city's 34%.
If you're a buyer targeting Brittany Lakes, the takeaway is blunt: have your financing done and be ready to move the week a good home lists, because the median home is gone in a week and a half. Eighteen sales is a moderate sample, so the median can wobble month to month — but the speed story is consistent. Full neighborhood guide: Brittany Lakes.
Magnolia Creek
Magnolia Creek posted the highest median close of the six at $490,000 (range: $378,500 to $1,380,000) — and also the longest wait: a median of 57 days on market, more than double the citywide 26. The fail rate of 51.9% is second only to Westover Park's, and at 6.5 months of supply, this golf-course community is carrying the most buyer-favorable inventory math in this report alongside Westover Park.
One important caveat: 13 closed sales is a small sample, and at this price point a couple of unusual closings can swing the median meaningfully — so read these numbers as directional, not gospel. The pattern is still clear, though: the upper end of the League City market is moving slower than the middle, and Magnolia Creek sellers need sharp pricing and patience in equal measure. Sold homes did close at a solid 98.3% of list. Full neighborhood guide: Magnolia Creek.
What This Means If You're Buying
- You have real selection again. 447 active listings and 3.8 months of supply is a balanced market — more breathing room than the frenzied years, without being a fire sale.
- But don't confuse balance with weakness. Sold homes closed at 98.5% of list. Lowball offers on correctly priced homes are mostly a way to lose the house to someone else.
- The neighborhood matters more than the city average. Brittany Lakes (11-day median DOM) demands speed and pre-approval in hand. Magnolia Creek and Westover Park (6.5 and 6.8 months of supply) give you genuine negotiating room and time to think.
- Shop the builders against the resales. With 232 new-construction closings in six months, builder incentives are a real benchmark — make resale sellers compete with them.
What This Means If You're Selling
- Price right on day one — the data is unforgiving. Sold homes closed at 98.5% of final list but 96.6% of original list. That spread is the cost of starting too high and chasing the market down.
- 34% of listings didn't sell at all. The market isn't short on buyers — 712 closings in six months proves that. Failed listings are overwhelmingly a pricing-strategy problem, and it's solvable.
- Know your sub-market before you list. A Mar Bella seller (21.9% fail rate, 2.4 months supply) and a Westover Park seller (55.9% fail rate, 6.8 months supply) are playing two completely different games five minutes apart.
- The spring window is real. Closings ran from 79 in December to 142 in May, and May's $425,000 median was the strongest of the window. Listing into rising volume beats listing into the winter trough.
Based on HAR MLS data, Dec 12, 2025 – Jun 10, 2026. Statistics computed from closed, active, pending, and failed (terminated/expired/withdrawn) listings. Information deemed reliable but not guaranteed.