Current figures, with the caveat they deserve
Montebello Condo Market Update — August 2026 Prices & Trends
Updated August 2026
Bottom line: As of August 2026 the median sale price at Montebello is $1,996,300 and the average is $471 per square foot, from 6 closings in twelve months — a sample small enough to read with care.
By the numbers
Montebello Real Estate Market — August 2026
- $1,996,300
- Median sale price
- 123
- Median days on market
- 6
- Homes sold, trailing 12 months
- $471
- Average price per square foot
Montebello market data as of August 2026.
What do the current figures say?
As of August 2026, the median sale price at Montebello stands at $1,996,300 and the average price per square foot at $471. The median home took 123 days to go from listing to executed contract, and closings ran at 91.8 percent of the final list price. Inventory stood at 3.0 months, measured against sales since February 2026.
Taken together these describe a market that moves slowly and negotiates. A 123-day median is a long marketing period, and a 91.8 percent sale-to-list ratio says the buyer paid meaningfully below the last asking price. Neither figure suggests competition among buyers.
| Measure | Current figure |
|---|---|
| Median sale price | $1,996,300 |
| Average price per square foot | $471 |
| Median days on market | 123 |
| Sale-to-list ratio | 91.8 percent |
| Homes sold, trailing twelve months | 6 |
| Months of inventory | 3.0 |
| Sales measured since | February 2026 |
How much weight can these numbers carry?
Less than the same numbers would carry for a neighborhood, and this page would rather say so than imply otherwise. Montebello has 98 homes and recorded 6 closings across the trailing twelve months. A median drawn from that many sales is the middle of a handful of transactions, not a market-wide midpoint.
The consequence is arithmetic rather than economic. One home entering or leaving the twelve-month window changes the count by a large proportion, which moves the median, the price per square foot and the inventory ratio at the same time. A reader watching this page month to month will see movement that reflects which homes happened to close rather than what the building is worth.
The figures that hold up most reliably at this sample size are the ones about process rather than price: how long homes take to sell, and how far below asking they close. Those describe the negotiating environment, and they have been consistent.
What does this mean if you are buying?
It means time is on your side, and that the list price is a starting position rather than a verdict. With 3.0 months of inventory and a 123-day median time to sell, a buyer can see what is available, wait for the right floor plan and exposure, and negotiate on the one that fits.
It also means the comparable set behind any offer will be small. Expect to be working from three or four closed sales, some of them more than a year old, adjusted for floor, exposure and condition. That is not a reason to guess. It is a reason to look at the actual closed sales rather than at the building-wide average, and to understand what each of them included.
What does this mean if you are selling?
Price it correctly on the first day. In a market with a 123-day median and closings at 91.8 percent of final list, the cost of an optimistic opening price is months, and then the reduction anyway. The sale-to-list ratio is measured against the final list price, so a home that has already been reduced does not show the full gap between the original ask and the eventual sale.
The second lever is presentation relative to the small comparable set. When only a few homes sell in a year, the ones that do become the reference for everything that follows, so the condition and finish of a home matter more here than the same difference would matter in a market with hundreds of annual sales.
Both of those decisions start from what the home is actually worth today rather than from what the building-wide median says.
Where do these figures come from and how often do they change?
The figures on this page are drawn from a market-statistics feed scoped to Montebello itself rather than to Uptown or to Houston's condominium market generally, and they refresh automatically rather than being retyped. The date beside them, August 2026, is the date they were computed.
Every figure quoted anywhere on this site resolves from that same source at build time, so the sentences and the numbers above them cannot disagree with each other. When the feed updates, every page updates together.
Questions & answers
Montebello questions, answered
What is the median sale price at Montebello in 2026?
The median sale price at Montebello is $1,996,300 as of August 2026, with the average price per square foot at $471. That midpoint comes from 6 closings across the trailing twelve months, so a single sale moves it far more than it would in a larger market.
A median resists distortion from one very large sale better than an average does. But no statistic does much work at this sample size: with 6 closings in twelve months, the median is the middle of a handful of transactions rather than a market-wide midpoint, and it can move sharply when one unit closes. Price per square foot is the more comparable figure between units, and even that mixes original interiors with renovated ones and higher floors with lower. Neither number values a specific unit. Pricing at Montebello starts from closed sales of units with the same exposure, floor plan and level of finish, and in a 98-unit building that comparable set is often three or four sales reaching back more than a year.
How long does it take to sell a condo at Montebello?
The median time to sell at Montebello is 123 days from listing to executed contract as of August 2026, and closings ran at 91.8 percent of the final list price. Both figures describe a market where buyers take their time and negotiate, not one that clears quickly.
A 123-day median is a long marketing period by Houston standards, and the 91.8 percent sale-to-list ratio says the eventual buyer paid meaningfully under the last asking price. Read the two together rather than separately: a unit that sits for months and then closes several percent below list is the pattern those numbers describe. The ratio is measured against the final list price, so it understates what sellers who reduced along the way gave up against their original ask. Days on market counts to executed contract; the weeks from contract to closing come after it, and a condo purchase adds resale-certificate and lender review that a single-family sale does not. Sellers weighing the timing should start with a Montebello home valuation.
What is the price per square foot at Montebello?
Units at Montebello sold for an average of $471 per square foot as of August 2026. The figure divides each closing price by the unit's reported living area and averages across sales, so renovated interiors and higher floors pull it up while original units pull it down.
Price per square foot is the most useful comparison between units inside one building, because the land, the location, the amenities and the management are identical across every sale. What it cannot do is settle a price on its own. Floor level, exposure, balcony placement and the state of the kitchens and bathrooms all move the figure, and in a building with 6 closings a year the average rests on a small set of transactions. Reported living area comes from the appraisal district or the listing and is not always consistent between the two. Use the figure to frame a conversation about value, never to multiply against a square footage and call the result an appraisal.
Is Montebello a buyer's or seller's market in 2026?
Montebello carried 3.0 months of inventory as of August 2026, alongside a 123-day median time to sell and closings at 91.8 percent of final list price. Those three figures together describe a market with room to negotiate rather than one where buyers compete.
Months of inventory divides active listings by the monthly sales pace, so it answers how long the current supply would last if nothing new came on. With 6 sales spread across twelve months, the pace is well under one closing a month, which means the ratio can swing on a single listing appearing or going under contract. That volatility is a feature of a 98-unit building, not a signal about direction. What the numbers support is a posture: a buyer here has time to see several units and to negotiate, and a seller needs realistic pricing from the first day rather than a reduction three months in. What a unit costs to hold every month is the other half of that decision, set out in the cost of owning at Montebello.
Why do Montebello's market statistics move so much?
Because the sample is tiny. Montebello has 98 units and recorded 6 closings in the trailing twelve months as of August 2026, so every headline figure rests on a handful of sales. One closing entering or leaving the window can move the median or the days-on-market figure sharply.
This is the honest caveat behind every number on this site, and it is worth stating plainly rather than burying. In a neighborhood with hundreds of annual sales, a median is a stable description of a market. In one building with 6, it is a description of those particular transactions. The same applies to 3.0 months of inventory and the 91.8 percent sale-to-list ratio: both are ratios over small counts, and small counts are volatile by arithmetic rather than by market conditions. The practical consequence is that a month-over-month change here usually means the mix of units that happened to close changed, not that values moved. Judge a specific unit against the closed sales most like it, and treat the building-wide figures as context.