Venus Home Values

Reversing four straight months of quickening turnaround, homes in Venus spent a median 51 days on the market before closing this quarter — a jump from the 44-day pace reported in June and above the trailing-year average of 57. Based on MLS data for 2026-07 closings in Venus, TX, price per square foot held near $185, essentially flat against the $189 mark logged last month. Sellers continued fielding concessions on nearly eight in ten transactions, though the average payout eased to roughly $8,400 from last month's $10,000. List-to-sale performance stayed steady, with sellers collecting just under 97 cents on the dollar — a figure barely moved from June.

Pending contracts thinned sharply this quarter, dropping to 18 from roughly 37 in June, while new listings held their pace near 117 — a combination that pushes months of supply up to about seven, from six and a half last month. Active inventory barely moved, holding near 174 homes, but with fewer buyers stepping into contract against a steady flow of new supply, the absorption pace looks meaningfully slower entering the back half of summer than it did a month ago.

The negotiation gap between list and sale prices in Venus narrowed in the most recent quarter, with homes closing in roughly 44 days — a notable acceleration from the 58-day annual average. Based on MLS data for 2026-06 closings in Venus, TX, price per square foot settled near $189, edging above the trailing-year level, while sellers received close to 97 cents on the dollar at closing. Concession activity remained elevated: nearly three in four transactions included a seller concession, averaging roughly $10,000 — a pattern that persisted even as time-to-close compressed.

The pipeline in Venus signals a market where new supply is arriving faster than buyers are committing. With new listings pacing at roughly 117 over the quarter against just 37 pending contracts, the absorption ratio has widened — months of supply held near 6.5, consistent with buyer-favorable conditions. Active inventory remained stable at around 170 homes, suggesting listing volume is being absorbed at a measured pace rather than accumulating rapidly. The gap between new listings and pending contracts is the clearest near-term signal heading into summer.

While Johnson County's broader market averaged 68 days to close a sale last quarter, homes in Venus, TX moved in roughly 48 — a 20-day advantage that signals meaningfully different demand conditions. Price per square foot in Venus came in around $188, roughly 10 percent above the county benchmark, with a median sale near $362,000. Based on MLS data for recent closings in Venus, sellers received close to 97 cents on the dollar — outpacing the county's 95.5 cents — even as about seven in ten transactions included a concession averaging near $10,500. The directional data points toward Venus outperforming its county context, though the moderate sample size warrants measured confidence.

With months of supply in Venus sitting near 6.6 — well below Johnson County's roughly 10 months — the pipeline suggests meaningfully tighter near-term conditions than the surrounding county. Active listings are proportionally concentrated relative to new listing activity, and pending contracts represent a smaller share of that active base, pointing toward a market where demand is absorbing supply faster than the county average. The supply gap between Venus and its county context, visible in the pipeline data, supports the outperformance pattern seen in closed-sale metrics.