What $400K Buys in Cypress, TX Right Now (October 2026)

The 30-year mortgage rate just climbed to about 7.28% — its sixth straight weekly rise and nearly a full point higher than a year ago — and that one number is quietly reshaping who’s shopping for homes for sale in Cypress under $400K this fall. The $350,000-to-$400,000 band sits just below Cypress’s roughly $424,000 median, which makes it the deepest, most-shopped slice of the market — and higher rates have thinned the crowd enough to hand a prepared buyer real room to negotiate. Here’s what that budget actually buys in October 2026, what the monthly payment looks like, and a live look at real listings further down the page.

The Cypress market at a glance

Cypress has tilted toward buyers over the past year. HAR’s latest reading put the area’s median single-family sale price around $423,750, with homes averaging 31 days on the market — well-priced listings still go under contract in about a month, while anything overpriced now sits. Supply is the real change: across greater Houston, inventory has reached roughly 5.5 months, the most in years, and the Cy-Fair area is carrying that same elevated level (I treat five to six months as a balanced market). You can pull the current Cypress figures any time on HAR.com’s Cypress price-trends page. In the $350K-to-$400K band specifically there are around 215 active listings as I write this — the live IDX feed below shows the exact count right now — and buyers in this range are regularly negotiating a few percent under asking.

New construction: incentives are back on the table

$350,000 to $400,000 still buys new construction in Cypress, mostly in the newer sections pushing north and west — Marvida, Cypress Green, Dellrose, and the outer edges of Bridgeland. Expect a 3- to 4-bedroom home of roughly 1,900 to 2,400 square feet with an open plan, an attached two-car garage, and a modest yard. What this rate environment changed is where the leverage sits: with payments stretched, builders are competing on rate buydowns and closing-cost credits more than on sticker price, so the useful question isn’t the discount — it’s what the builder will cover, in dollars, toward your rate or closing costs. One constant across these communities is the MUD, the municipal utility district that adds to your tax rate. I explain what a MUD district does to your property taxes so the escrow line doesn’t catch you at closing.

Resale: more house, and a seller with reason to deal

Put the same money toward a resale and you’re usually buying more square footage in an established, grown-in neighborhood — a 4-bedroom, 2,300 to 2,800 square-foot home from the 2000s or 2010s in Coles Crossing, Fairfield, Blackhorse Ranch, or Stone Gate, often with mature trees and a genuine backyard. There’s no builder credit here, so you finance the full price at whatever rate you lock. But with inventory up and homes sitting longer, resale sellers in this band are the ones showing the most give right now — a price reduction, help with closing costs, or money toward repairs the inspection turns up. An older section’s MUD is also often further along paying down its bonds, so its tax rate can run lower than a brand-new community’s. That is the quiet variable that often decides which home is cheaper to own each month. If your budget runs a little higher, I broke down what $400K to $450K buys in Cypress last month.

Buyer’s read, seller’s read

For buyers, this is about as much room as the band has offered in years: you can keep your inspection and option period instead of waiving them, and use the inspection report to ask for repairs or a credit. Being pre-approved and ready to tour is still what puts you first in line when a genuinely good home lists, because those do move quickly. For sellers, the buyer weighing your resale is also pricing a brand-new home with a builder incentive for the same money — so the homes that sell are the ones priced to this market, not last year’s, with the big-ticket repairs already handled and documented. If you’re early in the process, my guide to the Houston home-buying process lays out each step in order.

What the payment looks like at this budget

Here’s the number that matters more than the sticker. At this week’s 30-year average of about 7.28% — I keep the current figure on my Houston mortgage rates page — a $375,000 home near the midpoint of this band runs roughly $2,050 a month in principal and interest with 20% down ($300,000 financed), or about $2,310 with 10% down ($337,500 financed). That’s before Texas property taxes and homeowner’s insurance, which are the two wildcards and, in a newer Cypress MUD, can add several hundred dollars a month on top. It’s why a newer build and a larger resale can land at surprisingly different all-in payments even at the same price, and why I build the full monthly number on the specific homes you’re weighing rather than the list price. If rates ease later you can refinance; the price you pay for the house is fixed the day you buy it.

Two things to check before you fall for a listing

First, confirm the school zoning for the exact address, not just the community name — Cypress is split across Cy-Fair ISD attendance zones, and a few of the far-north communities fall into Tomball ISD or Waller ISD block by block, which changes the schools your kids attend. Second, get the full tax rate (MUD included) and any HOA dues in writing before you anchor on a listing price; on newer sections those two line items are what separate a comfortable payment from a tight one.

A live look: Cypress homes from $350K to $400K

These are active HAR MLS listings in the upper half of this budget, pulled straight from my live IDX feed — not a hand-picked list, and the grid refreshes itself as homes sell and new ones come on:

$399,990 Active

18003 Tall Chestnut Street Cypress, Texas

4 Beds 3 Baths 2,764 SqFt 0.167 Acres

$399,000 Active

16722 Echo Heights Drive Cypress, Texas

3 Beds 3 Baths 1,961 SqFt 0.095 Acres

$397,000 Active

8523 Sweetstone Field Court Cypress, Texas

5 Beds 4 Baths 3,879 SqFt 0.298 Acres

$396,000 Active

12710 Raven South Drive Cypress, Texas

4 Beds 3 Baths 3,020 SqFt 0.193 Acres

$395,000 Active

18651 Parkland Row Drive Cypress, Texas

3 Beds 3 Baths 2,409 SqFt 0.103 Acres

$392,000 Active

12111 Via Porta Rosa Cypress, Texas

4 Beds 3 Baths 2,576 SqFt 0.214 Acres

That’s just a sample of the roughly 215 active right now — you can browse every Cypress home from $350K to $400K, step down to the $300K–$350K range, up to the $400K–$450K range, or start from all Cypress homes for sale and set your own filters.

See every Cypress home on a map

If you’d rather think in neighborhoods than price bands, you can see every active Cypress listing on the map search on my site and draw your own boundary around the parts of Cypress you’d actually live in. On your phone, the free Houston Prime Realty app runs on the same live MLS feed, so a new listing or a price cut shows up the moment it posts rather than a day later. Or tell me what you’re after and I’ll set up a tailored search, flag the homes worth your time, and tell you what a listing photo won’t — about the street, the flood history, the schools, and resale down the road. New to the area? Start with my local’s guide to living in Cypress.

Get new Cypress listings the day they hit the market

Leave your details below and I’ll set an alert on your exact budget, so a new Cypress home in your range reaches your inbox the morning it lists or drops its price — no spam, and you can stop the alerts whenever you like.

Kevan Pewitt is a licensed Texas REALTOR® and Broker. Houston Prime Realty supports Equal Housing Opportunity. Market figures are general and current as of publication and change; property-tax rates, insurance quotes, and HOA dues vary by address, so verify each for any specific home. This is general information, not legal, tax, or insurance advice. Listings shown are pulled live from the HAR MLS and change throughout the day.

Last updated: October 2026

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