Market notes · Twelve weeks ending August 23, 2026
In Cypress, Sellers Are Getting Exactly What They Ask For
Over the twelve weeks ending August 23, 2026, the average sale-to-list ratio in Cypress landed at 100 percent, a clean read on where the negotiating power sits right now.
One hundred percent.
That is the average sale-to-list ratio in Cypress over the twelve weeks ending August 23, 2026, according to MLS sold data. Not close to asking. Not a shade under it. At it.
A ratio sitting right at 100% means that, across the homes that closed in Cypress this period, negotiated sale prices landed where sellers had set them.
639 sales · 77433
MLS sold data · Twelve weeks ending August 23, 2026
The median sale price in Cypress this period was $450,000. The median list price in Cypress was $469,900.
That is not the same thing as a bidding war, and the rest of the data says so plainly. In Cypress, about 2% of homes sold above their asking price this period. Just under 1% of Cypress sales closed within seven days of listing. Buyers here are not getting into fights over these homes. Sellers are simply getting met where they priced.
The pace behind that number is worth a look too. Homes that sold in Cypress typically spent about 69 days on the market before closing.
The contract side moved faster. The median days to pending in Cypress was 37.
Supply kept step with demand. Cypress saw 664 new listings this period. That is close to the 660 homes that sold in Cypress over the same twelve weeks, a pool that is neither piling up nor thinning out.
About 737 homes sit active in Cypress right now. That inventory works out to roughly 3 months of supply at the current pace.
Put those together and the picture is a market in balance, not a market on fire. Sellers are not being bid past their number. They are getting their number, on a timeline of a little over two months, without needing a wave of rival offers to get there.
If you are pricing a home to sell in Cypress right now, this is the number to plan around: a realistic asking price is a price that gets honored here. There is little in this data to suggest you need to leave room on the table for a bidding war, and little to suggest you should expect one. If you are buying, don't count on landing a home under asking as the norm. Only about 2% of Cypress sales went the other direction, over asking, so the middle ground is where deals are actually closing.
The number worth watching next period is whether that 100% figure holds. A sale-to-list ratio sitting exactly at parity, paired with over-ask sales this rare, is about as clean a read on pricing power as this market offers. Whether Cypress stays there, or whether the next twelve weeks tip it one way or the other, is the open question.
Figures in this report are drawn from MLS sold data for Cypress.