February Housing Data Across Texas

Red Pear Felipe

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9:56a, 3/12/26

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AG

Austin-Round Rock-San Marcos

February 2026 Central Texas Housing Report

Quote:
John Crowe, 2026 Unlock MLS and ABoR president, said the latest market data is giving buyers and sellers a clearer picture of where conditions are heading.

"A lot of buyers have spent the past year watching and waiting, wondering if prices would keep falling or if they should hold out longer. What we're seeing now is that market conditions are increasingly favorable for more buyers to act. That's where the Multiple Listing Service and working with a professional agent need to go hand in hand. Unlock MLS gives agents the most current and comprehensive view of the market, so clients aren't making decisions based on headlines but on real data and professional market expertise."

My February client saved just under $5,000 in reduced listing fees. She was ready for a fresh start, and I'm glad we were able to get her home sold while still helping her save money in the process.

I also currently have a new build under contract for another client. One question I hear often is whether a realtor is really needed when buying new construction.

If you walk into a new build without a realtor, the salesperson there works for the builder, not for you. Their job is to protect the builder's interests. Wouldn't you want someone on your side to help make sure everything is being done correctly? The best part is that the builder typically pays the buyer's agent commission, so it doesn't cost the buyer anything extra. It's really a win-win.

Here's a quick look at the latest trends in the Austin-area housing market (February 2026):

Median Sales Price: $412,000, down 3.6% year-over-year
Closed Sales: 1,887, down 3.6% from last year
Sales Dollar Volume: $1.02 billion, down 7.1%
Months of Inventory: 6.5 months, up 1.1 months year-over-year
New Listings: 3,861, down less than 1%
Active Listings: 10,000, down 4.8%
Pending Sales: 2,690, up 13.9%
Average Days on Market: 91 days, up 8 days
Average Close-to-List Price: 91.9%, compared to 93.2% last February

Buyer Takeaways

More negotiating power. With 6.5 months of inventory and homes closing at about 92% of list price, buyers have more leverage than in recent years.
Prices have softened slightly. The median price is down 3.6% year-over-year, creating opportunities for buyers who were priced out previously.
More time to make decisions. Homes are averaging about 91 days on market, giving buyers more breathing room compared to the fast-paced market of the past few years.
Serious buyers are active. Pending sales are up nearly 14%, showing that motivated buyers are still entering the market.

Seller Takeaways

Inventory is rising. With 6.5 months of inventory, the market is moving toward a more balanced environment.
Pricing strategy matters more than ever. Homes are selling at about 91.9% of list price, meaning overpricing can result in larger price reductions later.
Preparation and presentation matter. Buyers now have more options, so well-maintained and properly marketed homes stand out.
The right strategy still produces results. Sellers who price realistically and market strategically are still finding qualified buyers.

Austin-Round Rock-San Marcos

Bastrop County

Caldwell County

City of Austin

Hays County

Travis County

Williamson County

Austin-Round Rock-San Marcos LEASES

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MAS444

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1:18p, 3/23/26

AG

Is it a sign of the times that these posts are getting less interest?

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Red Pear Realty

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1:36p, 3/23/26

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AG

HOUSTON

Quote:
The Houston housing market is gaining momentum as we approach the spring homebuying season. In February, there was a slight dip in home sales while inventory and buyer activity increased in the region.

THE FACTS

Total property sales are down 3.3% but pending sales are up 13%.
Average prices are up 2% but median prices are down 0.9%.
Inventory is up to 4.8 months from 4.3 months a year ago and 4.7 months in January.
Sales volume shifted from the $250k to $500k segment to the $1M and up segment.
The Fed held its target rate at its most recent meeting, and the market is not betting on another rate cut for the foreseeable future. At all. The market is actually betting on about an 8-10% probability of a rate INCREASE at the next two Fed meetings.
The Iran war has pushed the 10 year treasury up to 4.336% as of this moment and mortgage rates up to the mid 6% range.
Rents for single family homes are statistically flat (down 0.6%) and townhome rents are down 3.6%.

MY TAKE

No closed transactions in February.
This was a weird January/February time frame. Usually I will get folks calling in those months who want to buy or sell in the Spring. This year, for the most part, that didn't really happen. But what did happen, is during the last 2-3 weeks or so, all the people who normally call during the winter, called in mid-March. Take that how you will.
This last week has been busy. Very busy.
Thomas is likely going to do more deals in the next 30 to 60 days in Bryan-College Station market than most agents do in a full year. If you are looking to buy, sell, or rent in BCS, give Thomas a call. Gig 'em.

LINKS

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aggiebrad16

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8:32p, 3/23/26

AG

Appreciate it guys. Always a must read.

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MAS444

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10:46a, 3/24/26

AG

I always appreciate it too.

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Tex117

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11:03a, 3/26/26

AG

I look forward to this post every month.

Thank you guys.

Today's winner for the General Board Burrito Lottery is:

Tex117

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Red Pear Jack

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7:19p, 3/26/26

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NORTH TEXAS

Transactions: I had one closing this month. The seller wanted to test the market but it became obvious we had to pivot as activity was slow to start. A few ice storms did not help but in the end the property traded 1.5% below what I originally recommended. Overall, a successful transaction in a challenging market.

The Big Picture: The DFW market continues to modestly soften. Prices are edging down, inventory is growing, sales volume is declining, and homes are sitting longer. This is a trend that has been continuing for the past 12 months or so.

For listings, pricing strategy is getting more important as overpriced homes will feel the extended DOM acutely in this environment. I experienced this personally in one of my listings.
However, there are still outliers. Unique homes in great condition in desirable neighborhoods are still going pretty fast.
We did see activity pick up when rates fell into the high 5s for a few weeks, but that quickly disappeared once the war began.

Pricing: The median sale price came in at $385,000, down 2.2% year-over-year. The largest share of activity (27.3%) is concentrated in the $300K - $399K price band, which tracks with where that median sits.
Supply: Active listings rose to 29,432, up 7.3% from a year ago, inventory is clearly building. Months of supply ticked up slightly to 3.9 (vs. 3.8 in Feb. 2025), still technically a seller's market but moving toward balance.
Demand: Closed sales were 5,991, down 6.6% YoY, suggesting buyers are being more selective or rate-sensitive despite the increased supply.
Time to Sell: Homes are taking longer to move, 77 days on market plus 31 days to close, for a total of 108 days, which is 8 days slower than February 2025.

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9:32p, 3/27/26

AG

Thanks for the North Texas update

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dubi

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3:35p, 3/30/26

AG

BCS update please?

Red Pear Thomas

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In reply to dubi • 5:59p, 3/30/26

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Bryan-College Station Housing Market Update February 2026

Overview of the BCS Market (MSA)
Median Sales Price: $308,000 ( 2.9% vs. Feb 2025) Price Range: Majority of homes selling in the $200K$400K range (66.7% of sales) Active Listings: 1,337 ( 15.7%) Closed Sales: 200 ( 1%) Days on Market (DOM): 111 Months of Inventory: 4.8 ( from 4.3 last February)
February showed a market that continues to lean toward balance inventory is still climbing, prices are modestly up, but closed sales dipped slightly compared to last year. The spring market is approaching, but buyers still have leverage heading in.

City & County Highlights
Bryan

Median Price: $287,648 ( 7.1%)
Active Listings: 0.8% (362 active)
Closed Sales: 2% (50 closed)
DOM: 96
Months of Inventory: 4.5 ( from 5.0)
Bryan continues to be a bright spot prices are up, inventory actually tightened slightly, and sales are moving. Solid performance heading into spring.

College Station

Median Price: $323,325 ( 2.9%)
Active Listings: 26.7% (484 active)
Closed Sales: Flat 0% change (84 closed)
DOM: 106
Months of Inventory: 4.3 ( from 3.3)
Inventory jumped again significantly in College Station, though prices are still holding with modest growth. With inventory up nearly 27%, buyers have more to choose from than they did a year ago.

Brazos County

Median Price: $320,000 ( 6.7%)
Active Listings: 15.3% (1,101 active)
Closed Sales: 2.8% (184 closed)
DOM: 106
Months of Inventory: 4.4 ( from 4.0)
County-wide numbers are healthy prices up, sales up slightly, and inventory rising at a manageable pace.

Burleson County

Median Price: $187,500 ( 24%)
Active Listings: 17.6% (127 active)
Closed Sales: 40% (9 closed)
DOM: 114
Months of Inventory: 7.2 ( from 6.5)
A rough month prices dropped sharply and sales fell off significantly. With only 9 closed sales, small sample size is likely playing a role, but the trend toward more inventory and fewer closings bears watching.

Grimes County

Median Price: $295,000 ( 7.3%)
Active Listings: 4.7% (161 active)
Closed Sales: 4.4% (22 closed)
DOM: 124
Months of Inventory: 6.2 ( from 5.7)
Prices are up modestly, but sales are slowing and homes are sitting longer. Still a slower-paced market overall.

Leon County

Median Price: $262,500 ( 21.5%)
Active Listings: 13% (67 active)
Closed Sales: 50% (4 closed)
DOM: 170
Months of Inventory: 6.8 ( from 9.0)
Big price jump but extremely low volume only 4 sales. The improvement in months of inventory is encouraging, but these numbers are highly volatile given the small sample size.

Madison County

Median Price: $369,975 ( 155.2%)
Active Listings: 28.6% (36 active)
Closed Sales: 33.3% (4 closed)
DOM: 187
Months of Inventory: 8.3 ( from 6.9)
The 155% price jump is almost entirely a product of small sample size only 4 sales. Don't read too much into that number. Inventory is rising and homes are taking longer to move.

Robertson County

Median Price: $230,000 ( 25.8%)
Active Listings: 17.2% (109 active)
Closed Sales: 12.5% (7 closed)
DOM: 241
Months of Inventory: 8.7 ( flat from 8.8)
Robertson County remains one of the slower-moving markets in the region. Prices are down, homes are sitting nearly 8 months on average before closing, and inventory is building. Firmly a buyer's market out here.

5 Key Takeaways from February
[ol]

Prices are holding across the core market the MSA median is up 2.9%, and both Bryan and College Station posted positive price growth year-over-year.

Inventory keeps climbing, especially in College Station where active listings jumped 26.7%, giving buyers more negotiating power than they've had in years.

Bryan remains the most stable submarket tightening inventory, rising prices, and growing sales activity all point to continued demand.

Closed sales softened slightly at the MSA level, which is typical for February, but the spring market should bring more activity in the coming weeks.

Rural counties remain highly volatile Burleson, Leon, Madison, and Robertson all have very low transaction volumes, making month-to-month swings largely a reflection of sample size rather than true market shifts.

[/ol]

My Take
February feels like a market in transition not dramatically shifting in either direction, but clearly moving toward more balance. Prices are still positive across most of the BCS core, which tells me demand hasn't gone anywhere. But inventory continues to stack up, particularly in College Station, and that's putting a ceiling on how aggressive sellers can be with pricing.
Bryan is the story of the month for me. Inventory actually pulled back slightly, prices are up over 7%, and sales ticked up. That's not a soft market that's a market with genuine demand and not enough supply to fully meet it. If you're a seller in Bryan, conditions are still very much in your favor.
College Station is more nuanced. Prices are up slightly, but with inventory up nearly 27% and sales flat, buyers have real options and are taking their time. Properly priced homes are still moving but overpriced listings are going to sit. That gap is only going to grow as we head into spring and more homes come to market.
Overall, this feels like a healthy market entering what should be a busy spring season. Buyers have leverage they haven't had in a while. Sellers who price right will still do well. The ones who don't will be staring at a DOM number that keeps climbing.

Final Note
If you're thinking about buying or selling in the BryanCollege Station area this spring and want help navigating timing, pricing, or neighborhoods, I'm always happy to help. Feel free to reach out!

Home for Sale in College Station
Looking for a home in College Station? I have a great opportunity at 2011 Southwood Dr a 4-bedroom, 2-bathroom single-family home built in 1975 in an established neighborhood with a lot of character.
The living area features a vaulted ceiling, fireplace, and built-in shelving. The dining area has a bay window with seating, glass-front cabinetry, and a built-in buffet. The kitchen comes equipped with a gas stove and plenty of cabinet storage, and the home has tile and laminate flooring throughout with natural light all day.
Outside, the backyard includes a deck and pergola a great setup for entertaining or just relaxing. The location is hard to beat too, with easy access to Texas Avenue and Harvey Mitchell Parkway, and just a short distance from Texas A&M University, retail, dining, and grocery options.
If you'd like more details or want to schedule a showing, feel free to reach out!