The median price you find online depends entirely on which village it is measuring. Call (832) 207-3277 and we will comp the actual village your listing sits in, not the whole geomarket area.
The Agency Team, 1111 N. Loop W. Suite 860, Houston TX 77008. Broker Waldina Galeano, TREC #665052. More than 50 agents and over 1,000 Houston families served each year.
Ask five sources for The Woodlands median price and you will get five different numbers. Movoto put the March 2026 median sold price at $607,500. Redfin ran close behind at roughly $635,000 for the same month. HoustonProperties cited about $652,400. HAR's own geomarket area figure came in far higher, a $829,338 median sold price in April.
That HAR number is not wrong, it is measuring something different. The Woodlands geomarket area on HAR blends every village together, including Carlton Woods and the golf course frontage that pulls a citywide figure well above what a starter village actually sells for. A buyer who anchors on the high number will overpay in Cochran's Crossing. A buyer who anchors on the low number will lowball an offer in Carlton Woods and lose it.
The fix is the same one that applies everywhere in real estate and gets skipped constantly here: comp inside the village, never across the whole geomarket area. Ask which village a listing sits in before you ask what it costs.
People ask me for the median price in The Woodlands like it is one number, and it is not. Carlton Woods and Cochran's Crossing are both technically The Woodlands and they are not remotely the same market. I ask which village first, every time, before I say a number out loud, because a citywide average has burned more than one buyer into overpaying for a starter home or underbidding on a gated lot. Waldina Galeano, Broker and CEO, The Agency Team
TREC Broker License #665052
There is no City of The Woodlands. It is governed by The Woodlands Township, a special purpose district, and that structure is the reason the tax math here looks different from Conroe or Houston. The Township levies about $0.1714 per $100 of value, a fraction of Conroe's municipal rate of $0.4272.
Layer in the Township's low municipal utility district rates, typically $0.07 to $0.17 per $100, and a homeowner in Conroe ISD territory lands around a 1.72% combined effective rate. That is genuinely favorable compared to a lot of the Houston metro, but it is not automatic. The rate depends on which county and which utility district the specific address sits in, since the Township itself spans both Montgomery and Harris counties.
Ask for the full combined bill, Township plus MUD plus school district plus county, for the exact address. A rate quoted from a neighbor's tax bill two streets over is not proof of your own.
Most of The Woodlands feeds Conroe Independent School District, and that is the safe default assumption for the majority of villages. It is not universal. Creekside Park, the newest and still actively building village, is zoned to Tomball ISD instead, since that section falls in Harris County under ESD 11 rather than Montgomery County.
May Valley, a smaller pocket, pays into Magnolia ISD taxes. Three different districts inside one branded community is not a footnote, it is the first question to answer before you fall for a floor plan, because a Creekside Park buyer expecting Conroe ISD is planning around the wrong high school.
Confirm zoning directly with the district for the exact address before you write an offer, the same rule that applies everywhere district lines run through a master planned area rather than around it.
Carlton Woods is the gated, golf course anchored end of the market, with deed restrictions and an HOA structure built for that price tier, and it is the segment pulling the HAR geomarket average upward. Buying there means buying into a different set of rules than a standard village, from architectural review to minimum square footage.
Alden Bridge, Sterling Ridge, and Cochran's Crossing sit at the other end, established, resale heavy, and priced closer to the Movoto and Redfin figures than the HAR average. Creekside Park is the one village still building new construction at meaningful volume, which brings the builder negotiation dynamics that come with any active section rather than a fixed resale price.
Decide which product you actually want, established resale, gated luxury, or new construction, before you start comparing listings against each other. They are not competing for the same buyer.
Live from the HARMLS feed, not a cached snapshot. Set a price ceiling or see everything on the market today.
It depends on the source and the village mix behind the number. Movoto and Redfin put spring 2026 medians around $607,500 to $635,000. HAR's geomarket area figure ran to $829,338 in April, higher because it blends in Carlton Woods and other premium villages. Always ask which village a comp is measuring, not just which source.
No. It is governed by The Woodlands Township, a special purpose district, not a city government. That structure produces a lower base rate than a neighboring incorporated city like Conroe, roughly $0.1714 per $100 in Township tax versus Conroe's $0.4272, though the full combined bill still depends on county, MUD, and school district.
Most villages feed Conroe Independent School District, but not all of them. Creekside Park is zoned to Tomball ISD, and May Valley pays Magnolia ISD taxes. Confirm the district directly for the exact village and address before assuming Conroe ISD.
A Conroe ISD village typically lands around a 1.72% combined effective rate once the Township rate and a Municipal Utility District rate of roughly $0.07 to $0.17 per $100 are added to school and county taxes. Request the full combined bill for the specific address rather than relying on a Township average.
Carlton Woods is the gated, golf course anchored segment with its own architectural review and deed restrictions, priced well above the villages driving the Movoto and Redfin medians. Established villages like Alden Bridge, Sterling Ridge, and Cochran's Crossing are resale heavy and closer to those lower figures.
Creekside Park is the village still building at meaningful volume, since most of the rest of The Woodlands built out years ago. A Creekside Park purchase carries builder negotiation dynamics that a resale in an established village does not.
Market figures: Movoto The Woodlands market trends and HAR.com The Woodlands price trends and The Woodlands Township 2025 tax rate schedule and The Woodlands Township, taxes . Figures move monthly. Call for the current read on your street.
Tell us the village, or the school district you need, and we will pull comps from the right segment, confirm the combined tax rate for the address, and tell you whether it is Conroe ISD, Tomball ISD, or Magnolia ISD before you make an offer.