Selling a Home in Pecan Grove: What Homeowners in 77406 Should Expect Right Now

Katie Curran

Sep 2

5 min read

Pecan Grove homes are selling in about 63 days at a median price near $410,000, down slightly year over year — sellers who price sharp and prep well are still moving quickly.

Tree-lined residential street in Pecan Grove, an established master-planned community in Richmond, TX

TL;DR:

If you own a home in Pecan Grove and you're thinking about listing, the market has cooled a couple degrees from where it sat a year ago. Median sale price is around $408,000–$413,000, homes are averaging 63 days on market, and inventory is up. That's not a bad market for sellers — it's a market that punishes overpricing. Pecan Grove's low HOA, mature trees, and established feel are still real selling points, especially against the new-construction pricing a few minutes away at Austin Point. You just have to price to where buyers actually are, not where the neighborhood sold two years ago.

Pecan Grove is a 1,400-plus-acre established community in Richmond, TX, zip code 77406, in Fort Bend County. Homeowners here are typically deciding whether to sell into a market that's shifted from strongly seller-favored to something closer to balanced, and whether their pricing strategy needs to change to reflect it.

What Is Pecan Grove in Richmond, TX?

Pecan Grove is a master-planned community built around a former private golf course, spanning roughly 1,400 acres along Plantation Drive and FM 359 in Richmond, TX. Developed starting in the late 1970s, most homes here went up during the 1980s and 1990s, giving the neighborhood a mature, tree-lined character that newer Richmond communities don't have yet. It sits in the 77406 zip code, split between Fort Bend ISD and Lamar CISD school zones.

How Is the Pecan Grove Housing Market Right Now?

As of mid-2026, the median sale price in Pecan Grove sits around $408,000 to $413,000, down roughly 2.7% from a year ago. The average time on market is 63 days — longer than the 30-to-45-day pace sellers got used to a couple of years back. Homes here currently range from the low $200,000s up into the $700,000s and beyond, depending on lot size, updates, and location within the community.

Is Pecan Grove Currently a Buyer's or Seller's Market?

You're looking at a more balanced market than Richmond had in recent years, not a strong seller's market anymore. Inventory has climbed, and buyers have more to choose from, which means they're taking their time and comparing options more carefully. Homes priced right for current conditions are still moving in a reasonable window; homes priced for last year's market tend to sit and eventually chase the price down.

How Does Selling in Pecan Grove Compare to Listing Near Austin Point?

Pecan Grove isn't just competing with other resale listings. A few minutes down the road, Austin Point is actively building out with nine builders and pricing that starts in the high $200,000s — and builders there routinely offer rate buydowns and closing cost credits that a resale seller can't easily match dollar for dollar.

	Pecan Grove (Resale)	Austin Point (New Construction)
Typical price range	$200K–$750K+	High $200Ks–$900K+
HOA	~$250/year	Varies by section
Built	Mostly 1980s–1990s	Actively building through a 30-year build-out
Buyer incentives	Seller-negotiated	Builder rate buydowns, closing credits
Character	Mature trees, established	New, still developing amenities

Do I Need to Prep My Pecan Grove Home Differently to Compete With New Construction?

You don't need to compete on "new" — you can't, and buyers who want brand new usually aren't cross-shopping an established neighborhood anyway. What you do need is a home that shows well against move-in-ready builder inventory: fresh paint, updated fixtures where it's cost-effective, and a price that reflects the age of the home honestly rather than what a similar-sized new build costs.

Why Does This Matter for Pecan Grove Sellers Right Now?

A softer market with more inventory doesn't mean your home won't sell. It means the margin for pricing mistakes is smaller than it used to be. Sixty-three days is the average, not the ceiling — homes priced to current data tend to land faster than that, while homes priced on hope tend to land slower and eventually sell for less than a correct opening price would have gotten. Pecan Grove's low HOA and established lot sizes remain a genuine draw for buyers priced out of new-construction premiums, but that advantage only works if the listing price makes the comparison easy for them to see.

What Should I Budget for Closing Costs When Selling in Pecan Grove?

Plan on roughly 6% to 10% of your sale price going toward commissions, title fees, and typical seller-paid closing costs. On a $410,000 sale, that's usually somewhere between $24,600 and $41,000, though the exact number depends on your specific contract terms and any concessions you agree to.

What's the HOA Fee in Pecan Grove, and Does It Help or Hurt Resale?

Pecan Grove's HOA runs about $250 a year, which covers landscaping and general community upkeep. That's low compared to newer master-planned communities in Richmond and Fulshear, and it's worth highlighting in your listing since buyers comparing HOA costs across Richmond, TX communities will notice the difference.

What School District Is My Pecan Grove Home Zoned To?

Depending on where your home sits within the community, you're zoned to either Fort Bend ISD or Lamar CISD. Confirm your specific zoning with the district directly before listing, since boundaries can shift and buyers will ask.

Does the Golf Course or Country Club Amenity Still Matter to Buyers?

The community's private golf course, now operated as The Club at Pecan Grove under the Pecan Grove MUD, is still an amenity worth mentioning, particularly to buyers who value that kind of access. It's a membership-based facility, not something every resident uses, so frame it as an option rather than a given in your listing copy.