AUGUST 2026
This month, I’m excited to focus on West University. We’ll take a deep dive into home prices over the last five years and what to expect moving forward. I’m also excited for you to get to know Michelle Rainwater, one of our newest agents, in her Q&A below.
No matter where you traveled this summer, I hope home continues to be your favorite place to come back to. Thank you for allowing me to be a small part of this wonderful community.
Warmly,
TIMING THE WEST U MARKET
WHEN TO BUY, WHEN TO SELL
The Data: West Galveston Island by the Numbers
If you’ve ever wondered whether it actually matters what month you list — or shop for — a home in West University Place, the short answer is yes. We pulled three years of closed MLS sales and found a pretty clear rhythm to the market. Here’s what the numbers say, in plain English.
The Seasonal Pattern
This chart shows average price per square foot by month (blending 2024 and 2025 so no single year skews the picture). The green bars are the strongest months to sell; the red bars are the friendliest months to buy.
Average sold price per square foot by month, West University Place (2024-2025)
Why Spring (and September) Win for Sellers
It’s not just about price — it’s about speed, too. Homes that close in the spring months typically spend far fewer days on market, and often sell at or above asking price. Buyers are out in force, school-year timing lines up, and competition among buyers works in the seller’s favor.
Why Winter (and Late Summer) Are a Buyer’s Best Friend
On the flip side, homes closing in January, February, and December tend to sit longer and sell for a bit less relative to list price. Fewer buyers are actively shopping, and sellers during these windows are often more motivated — which adds up to real negotiating leverage if you’re house hunting.
A Quick Note on the Bigger Picture
Zoom out, and West U has still been appreciating nicely year over year — average $/SqFt has climbed from roughly $498 in 2023 to $538+ in 2025. So even the “slow” months to buy are still in a market that’s trending up. Timing helps you optimize within the year, but the long-term direction has been consistently positive.
MEET YOUR NEIGHBOR:
MICHELLE RAINWATER
I met Michelle and knew immediately she would be a great addition to New Leaf. While Michelle is one of our only agents that did not grow up in Houston, you would never know it: she knows her own neighborhood, West University, inside and out and has an incredible understanding of the Houston market. Michelle and I learn a lot from each other and I’m happy to call her an associate and a friend.
Here is a Q&A with Michelle so you can get to know her better, too.
I grew up in Abilene, Texas, and went to Texas Tech University.
What brought you to Houston and why did you stay?
In 2020, I decided it was time for a change. I had been living in smaller cities for my entire life and was ready to challenge myself differently and embrace the next chapter. I met my husband in 2021, and while his job took him all over the world, we knew Houston would be our home base. We loved the small-town feel within the big city and all the opportunities it would afford us as a family. Houston has an amazing energy and a welcoming, inclusive vibe. We love it!
What is your favorite way to spend a day in Houston?
I enjoy playing Mahjong with friends and neighbors in West U and at Braeburn Country Club, and walking over to Tiny’s No. 5 for dinner and drinks with friends. I also spend a lot of time volunteering at West U Elementary and cheering on my girls at softball and dance.
Where do you mainly sell homes?
I mainly sell homes in The Heights, River Oaks, and West University.
Where do you live now?
We live in West University. From the moment I visited, I knew it was the perfect place to raise my two girls. We rented a home for a few years to see if we would like it and luckily this year, we closed on our dream home. We can walk everywhere as a family and it truly has that small-town feel. I enjoy watching my girls ride their bikes, swim at Colonial Park pool, and get cookies at Tiny’s No. 5. We’ve made many friends here, and the neighborhood is very welcoming. That’s why I enjoy helping others find homes in this area.
What inspired your transition into real estate?
I was an elementary school art teacher before I had my own children. When I left teaching to stay home with my daughters, a longtime family friend sparked my interest in real estate. The transition felt natural because it combined my sales experience with my love for design, décor, and homes. I’ve been working in real estate since 2017.
Why do you love working at New Leaf?
I joined New Leaf after working as an assistant to a top agent at another firm. David is well respected in the industry, and I knew we would make a great team. Everyone at New Leaf is hardworking, honest, creative, and collaborative. It’s the perfect place for someone running an independent business, with the bonus of strong networks and valuable industry insights when we work together as a team.
WHAT I’M LOVING LATELY.
AROUND HOUSTON IN AUGUST.
DAVID’S AUGUST PICK.
HOME TIP OF THE MONTH.
LATEST MOVES
