Brand-new construction in Cypress is running close to twice the price per square foot of a well-kept 2005 resale, and this summer both land in the same budget. That is the decision sitting in front of anyone shopping homes for sale in Cypress $300K to $350K right now: roughly 1,600 square feet with a builder warranty on it, or 2,800 square feet on a grown-in lot with a roof that is getting on in years. I count 209 active listings in the range on my MLS feed this morning, which is genuine choice for a budget that sits well under what most of Cypress trades for.
Where Cypress stands this August
Cypress single-family homes had a median sale price of $450,000 in June on 362 closings, and the typical home went under contract in 24 days, a hair faster than the 26 days it took a year ago. You can see the running history on HAR’s Cypress price-trends page. Across Greater Houston supply has edged up to 5.2 months, which sits inside the range HAR treats as a balanced market. Set the middle of this band, $325,000, against Cypress’s $450,000 median and the position is clear: this is the entry rung into a town whose reputation was built on move-up housing. Entry rungs behave differently from the rest of the market. When the $500,000 listings slow down, the $325,000 listings usually keep moving, because the people shopping them are buying a school district and a commute rather than an upgrade.
What $325,000 buys brand new
Builders are actively delivering into this band right now. Mason Woods, over in 77433 on the west side, is bringing three- and four-bedroom homes to market in roughly the 1,400-to-2,200-square-foot range at somewhere around $155 to $215 a foot. What you get is everything with life left in it. The roof, the HVAC, the water heater, the slab, all new and most of it under a builder warranty for the first year or ten depending on the component. Your insurance quote reflects that, and on a Texas policy a new roof is worth real money every single year you own the house. The amenity package at this price is modest compared with the flagship communities a few miles away, and the lots are small.
What the same money buys in established Cypress
Point $325,000 at the settled sections instead and the house changes shape entirely. In Fairfield and the older streets off Barker Cypress and Telge, this budget reaches 2,400 to well over 3,000 square feet, four or five bedrooms, a real backyard, and trees that have been there thirty years. Call it $100 to $125 a foot on most of them. These are mostly late-1990s and 2000s houses, which means the original roof and the original air conditioning have either already been replaced or are about to be. That is not a reason to walk away. It is a reason to get the ages of both systems in writing during your option period and quote the insurance on the actual address before you waive anything. My local’s guide to living in Cypress walks through how the older and newer halves of town differ day to day.
My read on this band right now
Sellers in the range are showing movement. Scanning today’s feed, several listings carry price reductions between $6,000 and $20,000, and a handful of the new-build listings have quietly repriced too. Builders at this price point will usually part with closing-cost help or a rate buydown before they cut the sticker, so ask for the incentive rather than the discount. On the resale side I lean toward the square footage when the mechanicals check out, because a spread of $100 a foot is too wide to hand back for finishes you can update over time. If a $12,000 roof in year three would genuinely hurt, buy the warranty and take the smaller house with a clear conscience.
Confirm the school district before you fall for a house
A Cypress mailing address does not guarantee Cy-Fair ISD, and in this price band that assumption gets made constantly. The Northpointe corridor up in 77429 feeds Tomball ISD, and I have watched buyers get three houses deep into a search before anyone mentions it. Cy-Fair also runs an annual attendance-boundary review, so the elementary a house is zoned to today can change while you own it. Check the address yourself on the district’s attendance zone maps before you get attached, because in Cypress the zoning moves resale value as much as the finishes do. If you are early in the process, my walkthrough of the Houston home-buying process covers the sequence step by step.
What the payment actually looks like
Take the middle of the band. At the 6.69% average 30-year rate on my weekly Houston mortgage rates tracker, a $325,000 purchase with 5% down finances $308,750 and runs about $1,990 a month in principal and interest. Twenty percent down brings that to roughly $1,676. Texas property taxes and homeowner’s insurance ride on top through escrow, and they are the pair that separates two houses at the same price. A newer section still paying off its utility-district bonds carries a heavier tax rate than a settled neighborhood that has been retiring debt for twenty years, and a 2003 roof prices differently than a 2026 one. When we tour, I run the all-in monthly number on every house we walk through, so you know the real cost of each one before we write anything.
A live look: Cypress homes from $300K to $350K
This is my live IDX feed of active HAR MLS listings in the band. It re-sorts itself as homes go under contract and new ones come on, so what you see is what is on the market today:
$350,000
Active
19806 Caprock Falls Court Cypress, Texas
4 Beds 2 Baths 1,959 SqFt 0.339 Acres
$350,000
Active
13522 Northsun Lane Cypress, Texas
3 Beds 2 Baths 2,069 SqFt 0.141 Acres
$350,000
Active
27123 Kendal Ridge Lane Cypress, Texas
3 Beds 2 Baths 2,342 SqFt 0.181 Acres
$350,000
Active
20323 Fairfield Park Way Cypress, Texas
4 Beds 3 Baths 2,152 SqFt 0.138 Acres
$350,000
Active
18222 Auburn Woods Drive Cypress, Texas
3 Beds 2 Baths 2,178 SqFt 0.143 Acres
$349,935
Active
7830 Shimmering Star Lane Cypress, Texas
3 Beds 2 Baths 1,622 SqFt
That is six of the 209. See every Cypress home from $300K to $350K, step up to the $350K–$400K range, or start from all Cypress homes for sale and set your own filters. If the budget has some stretch in it, I wrote up what $400K buys in Cypress earlier this summer.
See every Cypress home in your budget right now
If you would rather work from a map, you can search every active Cypress listing on my site and draw a boundary around the sections you actually want. On your phone, the free Houston Prime Realty app runs on a live MLS feed, so new listings and price drops show up the moment they post, without the national portals’ delay. Or hand me your must-haves and I will build the search, then tell you what the photos leave out about the street, the drainage, and the school zone.
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Shopping Cypress in this range? Let’s talk.
Tell me whether you want the square footage or the warranty, and I will build a Cypress search around it, verify the school zoning on every house we tour, and walk you through the offer, the inspection, and the close. No pressure, no obligation.
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Kevan Pewitt · REALTOR® & Broker · Houston Prime Realty
Kevan Pewitt is a licensed Texas REALTOR® and Broker. Houston Prime Realty supports Equal Housing Opportunity. Market figures and price-per-foot ranges are current as of publication and change; school attendance zones and tax rates vary by address and are set by the district and the taxing entities, so verify both for any specific home. This is general information, not legal or tax advice. Listings shown are pulled live from the HAR MLS and change throughout the day.
Last updated: August 2026
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