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By Shian Munro, Realtor® | Coldwell Banker Realty
Texas is a non-disclosure state. That means residential sale prices are not part of the public record.
For most homes, that creates a few challenges. Once you move into the luxury market, those challenges become much bigger.
Homes above $1.5 million sell less often. Fewer properties come onto the market, and some never appear on the MLS because they sell privately. As a result, online estimates become far less reliable.
If you’re buying at this level, accurate information matters. You’ll need verified comparable sales, a lender who understands luxury financing and an agent who knows how this part of the Houston market works.
There’s another reason this matters.
According to the Houston Association of REALTORS®, sales of homes priced above $1 million increased by 10.1% year over year in May 2026. The luxury market remains one of Houston’s strongest price points, making accurate pricing more important than ever.
Why Luxury Comparable Sales Are Hard to Find
Every luxury buyer reaches the same point.
You find a beautiful home in River Oaks or Piney Point Village. You search online to see what similar homes have sold for. Then the numbers don’t seem to make sense.
That’s because Texas works differently.
Unlike many states, Texas doesn’t publish residential sale prices. The buyer, seller, agents and title company know the final figure, but it isn’t recorded in a public database.
Luxury homes add another layer of complexity.
Only a small number of properties sell each year. Inventory is limited, and many high-end transactions happen quietly before a home is ever advertised publicly.
That leaves websites such as Zillow trying to estimate values without complete information.
At this price point, those estimates can easily be tens or even hundreds of thousands of dollars away from true market value.
Before my clients make an offer, I prepare a detailed comparable market analysis using verified MLS sales. That gives them a much clearer picture of value than an online estimate ever could.
Financing Looks Different Too
Luxury financing follows different rules.
For 2026, the conforming loan limit in Harris County is $832,750. Borrow above that amount and you’ll usually need a jumbo loan.
Most lenders will expect:
• A credit score of around 700 or higher.
• A debt-to-income ratio of about 45% or less.
• A down payment that often starts at 10%, although some lenders offer lower down payment options for well-qualified buyers.
• Enough savings to cover several months of mortgage payments after closing.
Every lender has slightly different requirements.
My clients often have more complex financial situations.
Some receive large bonuses or stock awards through Houston’s energy industry. Others have recently moved to the United States and haven’t yet built a long US credit history.
In those situations, portfolio lenders or private banking relationships can sometimes offer more flexible solutions than a traditional retail lender.
Finding the right lender is every bit as important as finding the right home.
Where Luxury Buyers Are Looking
Houston continues to attract luxury buyers from across the United States and around the world.
Three areas consistently stand out.
River Oaks remains one of Houston’s most prestigious addresses, known for its historic estates, mature trees and exceptional location.
Piney Point Village and the Memorial Villages attract buyers looking for privacy, large lots and custom-built homes.
Carlton Woods in The Woodlands appeals to executives who want gated communities, golf courses and easy access to major employment centres.
Many buyers relocating from California, New York, London and other international cities are pleasantly surprised by how much home their budget buys in Houston.
Relationships Still Matter
Luxury real estate doesn’t always follow the traditional path.
Some homeowners prefer to sell quietly without publicly listing their property. Others test the market privately before making a full launch.
Those opportunities rarely appear on property websites.
Working with an agent who specialises in this market can make a real difference. Access to verified sales data, local knowledge and professional relationships often opens doors that buyers would never find on their own.
My Advice
Buying a luxury home is about much more than choosing the right property.
You also need to know you’re paying the right price.
At this level, accurate information matters far more than an online estimate. That’s why every offer I prepare starts with verified comparable sales and a clear understanding of today’s market.
If you’re considering a luxury purchase in Houston, I’d be delighted to help you compare neighbourhoods, understand the numbers and make confident decisions from the very beginning.
Frequently Asked Questions
Can I find sold prices for luxury homes online?
No. Texas is a non-disclosure state, so residential sale prices are not available to the public. Licensed real estate professionals can access verified comparable sales through the MLS.
What is considered a jumbo loan in Houston?
For 2026, loans above the conforming loan limit of $832,750 are generally considered jumbo loans.
Are there luxury homes that never appear online?
Yes. Some luxury homeowners choose to sell privately, so their homes never reach public property websites.
Can international buyers qualify for jumbo financing?
Often, yes. The right loan depends on your visa status, credit history, income and financial circumstances. A lender experienced with international buyers can explain the options available.
Why are online estimates less accurate for luxury homes?
Luxury homes sell less frequently, and Texas doesn’t publish sale prices. That means property websites have far less information to work with when estimating values.
About Shian Munro
I’m Shian Munro, a British Realtor® with Coldwell Banker Realty based in Houston, Texas. Having relocated internationally myself, I understand that moving home is about much more than buying a property.
I specialise in relocation and luxury homes, helping clients moving locally, nationally and internationally make informed decisions with confidence.
A global perspective, tailored locally.
