BCS housing data for the month of June:

BryanCollege Station Market Update June 2025

Overall Market Trends:
1. The College Station-Bryan MSA, shows a median price of $325,000, up 2.9% from June 2024, indicating moderate price growth. Closed sales increased by 30.2% to 387 units, reflecting strong demand, while active listings rose 21.2% to 1,201, suggesting a growing inventory. The months of inventory at 4.8 is slightly higher than June 2024's 4.3, indicating a balanced market leaning slightly toward buyers.

2. Days on market to close averaged 34 days (total 96 days), a slight increase from the prior year, suggesting properties are taking a bit longer to sell but still moving relatively quickly.

• Strong Sales Growth Across the Region: The Bryan-College Station MSA saw a 30.2% increase in closed sales, reaching 387 homes in June 2025, with Bryan up 40.5% and Brazos County up 27.1%, reflecting strong summer demand.

• Moderate Price Appreciation: Median home prices rose region-wide, with College Station up 7.4% to $369,000, Bryan up 6.2% to $277,500, and the MSA up 2.9% to $325,000, showing steady value growth.

• Growing Inventory Balances Market: Active listings increased 21.2% to 1,201 in the MSA, with months of inventory at 4.8, creating a balanced market, while outer counties like Robertson (10.1 months) offer more buyer options.

• Quick Sales with Slight Delays: Homes sold in 30-42 days to close across the region, up slightly from last year, indicating a competitive market with growing inventory giving buyers more time to decide.

• Mid-Range Homes Dominate: The $200,000-$399,999 price range led sales (e.g., 32.9% in Bryan, 30.8% in College Station), while luxury homes ($500,000+) remained a smaller but active segment, catering to diverse buyer needs.

My take:
For buyers in the Bryan-College Station MSA, the growing inventory of 1,201 active listings and a balanced 4.8 months of supply offer more options and slightly better negotiating power, especially in outer counties like Robertson with 10.1 months of inventory, though quick sales suggest competitive demand. Sellers benefit from a 30.2% surge in closed sales and moderate price growth, with median prices up 2.9% to $325,000, allowing them to capitalize on strong summer demand, particularly in the dominant $200k-$400k range. However, the slight increase in days on market indicates sellers may need to price competitively or enhance property appeal to attract buyers. Overall, this balanced market supports a dynamic environment where both parties can find opportunities with strategic planning.

I know it's different, but does the price/acre of raw land generally trend with residential housing prices?

It seems that as housing inventory increases in some areas that prices (may) come down.

Do you have a resource that tracks price per acre for raw land by county? I know there are so many factors that can change things, though, and it's sometimes apples to oranges. Thank you!

The Aggie Real Estate Center is an incredible resource for rural land values and trends. If you are talking more infill locations, it won't be as accurate and I'd lean more towards the data we publish.

https://trerc.tamu.edu/data/rural-land/

Thank you for the recommendation!
I look forward to the monthly data y'all post here, and will check out that resource, also.

What's the consensus on waterfront in the Austin area. We are seeing dramatic price reductions and are tempted to dip our toe in a waterfront home. We are thinking right now may be a great buying opportunity but don't know

Houston Market Update June 2025

The Facts:

• Single-family home sales increased 12.5% year-over-year;
• Days on Market (DOM) for single-family homes went from 47 to 49 days;
• The single-family median price was statistically flat at $346,651;
• The single-family average price increased 4.4% to $450,235;
• Single-family home months of inventory expanded to a 5.4-months supply, up from 4.2 months last June.
• Townhome and condominium sales declined 4.4% year-over-year. The median price was down 4.6% to $230,000, and the average price declined 3.3% to $261,702.
• Total property sales increased 10.4% with 9,993 units sold;
• Total dollar volume rose 16.4% to $4.3 billion.

Broken out by housing segment, single-family home sales in the Greater Houston area performed as follows:

• $1 - $99,999: increased 24.0 percent
• $100,000 - $149,999: increased 0.6 percent
• $150,000 - $249,999: increased 3.4 percent
• $250,000 - $499,999: increased 10.6 percent
• $500,000 - $999,999: increased 14.2 percent
• $1M and above: increased 40.6 percent

My Take:
Buyer's Market Conditions Continue

The Houston real estate market has remained a strong buyer's market this summer.

Many buyers are only willing to move forward if they feel they're getting a "good deal."

Sellers are finding it challenging to get their desired price, often having to reduce or negotiate significantly.

Strategy Shift for Sellers

For homeowners looking to purchase a new property but struggling to sell their current one, Jamie and I have been encouraging them to consider renting out their home especially if they can comfortably carry both mortgages.

This is helping some sellers stay flexible while avoiding taking a hit in a soft market.

Breaking Down the Residential Market
I personally categorize the market into three segments...

• First-Time Homebuyer/Investor Market: Homes under $400K still seeing strong activity and quick movement.

• Middle-Class Market: $400K to $1M: the most challenged segment right now. High interest rates are slowing down buyer motivation in this price range.

• Upper-Class Market: $1M+: surprisingly steady; many buyers in this range are more insulated from interest rate sensitivity.

Pricing Trends

Across the board, we're seeing many homes sell for 80 - 90% of list price.

This reinforces that accurate pricing from the start is more important than ever.

Market Activity & Insights from our Deals

In the past month, Jamie and I have been involved in 8 transactions, with a mix of both sales and leases.

On the sale side:

We have helped some sellers get strong, fair offers, but

We are also seeing a trend of buyers submitting lowball offers and then ghosting once we respond with a reasonable counter.

This signals the level of caution and negotiation leverage buyers are bringing to the table.

Active listings more than double percentage wise the amount of sales. That says a lot about whose market it is right now.

The buyer pool is really drying up in Houston.

thanks for the update.

just some feedback but your formatting needs some tweaking. when you bold everything, you highlight nothing.

We will adjust this afternoon when we are back at a computer. Thanks for the constructive feedback. He's still learning but definitely needs some hazing from the TA folks to help with the experience.

ha! I have no doubt.

1 in 7 Pending Home Sales Fell Through Last Month, The Highest June Level on Record, Per Redfin #MacroEdge #RESights

— MacroEdge (@MacroEdgeRes) July 22, 2025

Quote:

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D.R. Horton's stock is having its best day in 16 years as quarterly profit, revenue and orders beat expectations, while home prices declined.

Shares of D.R. Horton Inc. rallied Tuesday toward their biggest gain in 16 years, after the home builder's fiscal third-quarter report beat expectations on several metrics, even though the market for new homes remains subdued.

The company (DHI) said it would increase efforts to boost demand in the coming months, including price cuts. But rather than cut prices across the board, adjustments will be made on a neighborhood-by-neighborhood basis, the company said on the post-earnings call with analysts, according to a FactSet transcript.

"New home demand continues to be impacted by ongoing affordability constraints and cautious consumer sentiment," said Executive Chairman David Auld. "We expect our sales incentives to remain elevated and increase further during the fourth quarter, the extent to which will depend on the strength of demand during the remainder of summer, changes in mortgage interest rates and other market conditions."

Fellow homebuilder PulteGroup Inc. (PHM) also talked about "elevated incentives," which rose to 8.7% of the gross sales price of a home from 6.3% in the same period a year ago.

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D.R. Horton said sales orders for new homes inched up 0.3% from a year ago, after falling the previous two quarters, to 23,071 units, which topped the average analyst estimate compiled by FactSet of 22,114 units.

Meanwhile, the value of new orders fell 3% to $8.4 billion, which was above the FactSet consensus of $8.22 billion. The average price of new orders fell 4% to $365,100 per home.

Total revenue declined 7.4% to $9.23 billion, beating beat the FactSet consensus of $8.75 billion, as homes closed during the quarter fell 4.1% to 23,160 homes.

The number of homes closed was down 4.1% to 23,160, above expectations of 22,040, while the average closed price slipped 3% to $369,600 per home.

Net income dropped 24.3% to $1.02 billion, while earnings per share of $3.36 were well above the FactSet consensus of $2.89.

For 2025, the company revised its guidance range for revenue to $33.7 billion to $34.2 billion from $33.3 billion to $34.8 billion, which effectively lowers the midpoint of its guidance to $33.95 billion from $34.05 billion.

The outlook for homes delivered was also nudged lower, to 85,000 to 85,500 homes from 85,000 to 87,000 homes.

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Builders continue to lead in dropping prices, and the only reason they don't drop further are straight up cash concessions offered to buyers and big rate buydowns to keep the home price higher than it would otherwise be. And it's not stopping soon.

When you are having to give up 8.7% of your top line just to keep demand from falling, you have huge problems.

Any particular neighborhood you were interested in? I can post an infographic on here to let you know what's happening in that particular area.

Definitely hasn't screeched to a halt - we've missed out on multiple homes now that have gone in less than 24 hours before we even had a chance to get a look at what renovations would cost and make an offer.

In our areas, seems as though a lot of buyers still willing to pay the price but you're seeing sellers moving quick to get it done.

Yeah, it reads like a post on F16...

Is The Woodlands market behaving the same as the overall Houston market?

Captain Winky said:

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Whenever I get those annoying ass texts asking if I would be interested in selling my house, I respond with a gif of Dr. Evil saying, one milllllion dollars. So far, no one has responded.

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Well for those of us who aren't poor, investors would gladly buy our home for a million dollars.

When you see homes not even staying on the market for a few days to take offers, is that just a sign that sellers are waiting for the market rug pull? I'm just baffled as to why they wouldn't at least give a "accepting all offers until Friday" to at least see if a bidding war commences.

Diggity said:

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Not sure your situation but we see a lot of "pocket listings" in Houston where the home has already sold off market, but the agent lists it on HAR for a day or two so they can "get credit" for the sale in their stats. Pretty annoying practice, but not uncommon.

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Interesting. That may have been the case here. Hit MLS at 12:30 on Monday, and by Tuesday late afternoon were declining tours because it had sold. Never even had a sign posted in the yard. Just seems crazy to me not to at least gauge demand.

Yeah, that sounds suspect for sure. Would imagine it was never a real listing.

Captain Winky said:

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Whenever I get those annoying ass texts asking if I would be interested in selling my house, I respond with a gif of Dr. Evil saying, one milllllion dollars. So far, no one has responded.

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Love it.

My response (home would likely sell for $375k-$400k as-is today) is usually $750k
- Buyer pays title and all closing costs for seller
- 6 months to closing date
- Up to 1 year leaseback for $0, buyer to pay all utilities and maintenance during leaseback, absolutely no property visits for any reason, buyer to maintain insurance
- Buyer to pay me 3% commission for facilitating the deal
- $10k non-refundable earnest money
- No option period, but seller can back out at any point before closing for any reason
- Buyer to pay sellers moving costs
- Buyer waives right any legal representation

It's weird, they never seem to actually want the home.

Proposition Joe said:

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When you see homes not even staying on the market for a few days to take offers, is that just a sign that sellers are waiting for the market rug pull? I'm just baffled as to why they wouldn't at least give a "accepting all offers until Friday" to at least see if a bidding war commences.

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Likely they were priced where buyers are willing to pay, or the home is in the "reasonable" price range under $400k that Jamie mentioned is still selling decently.

Heineken-Ashi said:

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Proposition Joe said:

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When you see homes not even staying on the market for a few days to take offers, is that just a sign that sellers are waiting for the market rug pull? I'm just baffled as to why they wouldn't at least give a "accepting all offers until Friday" to at least see if a bidding war commences.

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Likely they were priced where buyers are willing to pay, or the home is in the "reasonable" price range under $400k that Jamie mentioned is still selling decently.

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That explains why the house sold, but not the strategy of not even seeing if more than one offer is out there. Seems as though if one person loves a house, there's probably more than one person that loves a house -- so why not see if one is willing to pay more than the other?

I get not wanting to have a prolonged process (if money is needed and/or fear of market tanking a dump in the coming months), but flashing a house to the world and then immediately selling it just seems like a really bad strategy to me -- unless it's like Diggity said and the house was already sold off-market (with reduced commission) and its just for the stats.

I agree it was probably a pocket listing. But my mom just got a house under contract 1 day after listing. It was priced at the bottom of comps and she offered all cash with friendly terms. Some agents and buyers were likely livid. But that's what happens when you price right. So there's honestly no telling for sure. But it does sound shady (the one you mentioned).