The Big Picture: Pearland Is Two Markets at Once
Over the past six months, 636 homes closed in Pearland at a median of $380,000 — $158.80 per square foot — and the ones that sold moved fast: a median of just 25 days on market, with sellers capturing 98.2% of their final list price (96.9% of original list). There are 340 active listings right now and 173 pending, which works out to 3.2 months of supply. New construction contributed 90 of those closings. On the surface, that's a healthy, functioning market.
Here's the number that should stop every Pearland seller cold: 43.5% of listings failed to sell. In this window, 489 listings were terminated, expired, or withdrawn against the 636 that closed. That is the highest fail rate of the four markets I track — League City, Friendswood, Pearland, and Clear Lake — and it means nearly 1 in 2 Pearland listings didn't result in a sale.
Both things are true at once. Price your home to the market and you'll likely be under contract in under a month at close to full asking. Price it to your hopes and you have nearly a coin-flip chance of pulling it off the market with nothing to show for it. The gap is visible in the data: the median active listing is asking $425,000 while the median home that's actually closing sells for $380,000.
The Monthly Shape
The spring ramp was real. Closings climbed from 69 in December to 78 in January, 84 in February, 117 in March, 123 in April, and 139 in May — a steady acceleration into peak season. Monthly medians firmed up as volume grew: $379,000 (Dec), $375,250 (Jan), $377,500 (Feb), $375,000 (Mar), then a step up to $383,500 in April and $388,000 in May. June's partial figure — 26 closings at $357,920 through the 10th — covers only ten days, so don't read a dip into it.
Neighborhood by Neighborhood
Here's how the six Pearland neighborhoods I track performed. Sample sizes vary a lot — I'll flag where they're small enough to limit what conclusions you can draw.
Shadow Creek Ranch
Shadow Creek Ranch is Pearland's volume engine — 93 closed sales, far more than any other neighborhood on this list, with closings ranging from $283,000 to $790,000. The median of $390,000 sits a notch above the citywide number, and monthly volume built nicely through spring: 20 closings in March, 21 in April, 23 in May. Sellers who closed captured 98.2% of list.
But the fail rate here is 45% — 76 dead listings against 93 sales — slightly worse than the city overall, and the median active is asking $449,990 against a $390,000 closing reality. With 59 actives and 3.8 months of supply, buyers in Shadow Creek Ranch (Alvin ISD, zoned toward Shadow Creek High School) have choices, and sellers competing here need to price like it. Full neighborhood guide: Shadow Creek Ranch.
Silverlake
Silverlake posted the second-highest median on this list at $475,000 across 13 closings ($335,000 to $760,000), and the homes that sold did so efficiently — 22 days median at 98.8% of list, the strongest close-to-list ratio of the six neighborhoods, with zero erosion from original price (98.8% there too). That tells me Silverlake sellers who priced right the first time never had to cut.
The watch item is supply: with 12 actives against that sales pace, Silverlake is carrying 5.5 months of inventory — the kind of number where overpriced listings stack up. Its 38.1% fail rate is actually better than Pearland overall, but the median active asking $529,950 against a $475,000 closing median suggests some of those 12 will join the failed column. Full neighborhood guide: Silverlake.
Riverstone Ranch
Riverstone Ranch is the sharpest example of Pearland's split personality. The 21 homes that closed here moved in a median of just 13 days — the fastest of these six neighborhoods — at a median of $385,000 and a healthy $165.12 per square foot, closing at 98.1% of list. When a Riverstone Ranch home (Alvin ISD, Shadow Creek High School) hits the market priced correctly, it's gone in under two weeks.
And yet: 48.8% of Riverstone Ranch listings failed — 20 terminated, expired, or withdrawn against 21 sold. Nearly half. I'm presenting both numbers because both are honest: this is a neighborhood where buyers reward correct pricing instantly and ignore everything else completely. The median active asking $470,000 against a $385,000 closing median tells you which side of that line much of the current inventory sits on. Full neighborhood guide: Riverstone Ranch.
Southern Trails
First, the caveat: 10 closed sales is a small sample, and those closings ranged all the way from $287,000 to $938,000, so treat the $495,000 median as directional rather than gospel. With that said, the homes that sold in Southern Trails (Alvin ISD, Shadow Creek High School) sold fast — 13.5 days median — at 98.7% of list and the highest price per square foot of the six at $165.75. Spring was where the action was: 3 closings in April and 3 more in May, with April's median at $510,000 and May's at $535,000.
The flip side is a 54.5% fail rate — 12 failed listings against 10 sales, meaning more Southern Trails listings died than closed in this window. Small numbers cut both ways, but that pattern matches what I see on the ground: a premium neighborhood where buyers pay up for the right house and walk past the wrong price. Full neighborhood guide: Southern Trails.
Southgate
Let me be upfront: 4 closed sales is too small a sample to draw firm conclusions from, so read everything here as a snapshot, not a trend. Those four Southgate closings landed in a tight band — $395,000 to $443,000, median $418,500 — one each in January, February, March, and May. They took their time (58.5 days median, the longest of the six) and closed at 95.8% of list, the deepest discount on this list.
The structural picture in this Pearland ISD neighborhood is quiet: 3 actives, 2 pending, and only 2 failed listings (a 33.3% fail rate — but on tiny numbers). With so little inventory moving either direction, individual homes matter more than statistics here. If you're considering a Southgate purchase or sale, this is one where a custom comp analysis beats any market report. Full neighborhood guide: Southgate.
Country Place
A note on the data: these stats cover the Countryplace and Lakes at Countryplace subdivisions combined. Country Place remains Pearland's value play — 17 closings at a median of $309,000, the most affordable of the six neighborhoods, with sales ranging from $217,000 to $560,900 in this Pearland ISD community. Uniquely on this list, the median active here is asking $297,000 — below the closing median — so current inventory is skewing toward the entry-level end.
The caution is the 56.4% fail rate — the worst of the six, with 22 failed listings against 17 sales — alongside 5.3 months of supply and a 32-day median market time. Affordable doesn't mean automatic: more Country Place listings died than closed in this window, and the ones that did close gave up more ground than the citywide norm (96.7% of list, 96% of original). At this price point, condition and presentation do a lot of the work. Full neighborhood guide: Country Place.
What This Means for You
- Well-priced homes go fast — 25-day citywide median, 13 days in Riverstone Ranch. Be ready to move when the right one lists.
- Don't expect deep discounts on fresh, correctly priced listings — closings are running 98.2% of list.
- The leverage is on stale inventory. With a 43.5% fail rate, any listing sitting well past the neighborhood's median DOM has a motivated — or unrealistic — seller. Find out which.
- Watch the ask-vs-close gap: actives are listed at a $425,000 median while homes close at $380,000. List price is an opening position, not a value.
- 340 actives and 3.2 months of supply mean you have real choices — especially in Shadow Creek Ranch, with 59 homes on the market.
- Pricing strategy is everything right now. Nearly 1 in 2 Pearland listings failed to sell this period — the highest rate of my four markets.
- The market pays full price for correct pricing: sellers who closed got 98.2% of list in a median of 25 days.
- There is no "price high and negotiate down" play here. Buyers aren't negotiating with overpriced listings — they're skipping them.
- Know your micro-market: a Silverlake home and a Country Place home face completely different supply pictures (5.5 vs 5.3 months) and buyer pools.
- The spring data was your friend — May's $388,000 median was the strongest month in the window. Momentum favors sellers who price to it, not above it.
If you're thinking about selling, start with the two numbers that matter: what your home would actually close for in today's market, and how to price so you land in the group that sells — not the 43.5% that doesn't. Get your TruMarket™ home value or talk to me about a selling strategy.
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. School campus assignments are address-specific — always confirm the specific assignment for any address before purchasing.