My favorite thread on the board all month.

Thank you for providing this.

Our pleasure!

Felipe deserves a texags radio segment.

Our "micro market" is officially insane. The prices people want are so delusional as to be mind boggling. As a result, they sit there and don't sell. I'm talking about up to $1M differences on houses with similar to same comps.

It's just wild. Something gonna give.

Looks like the sellers still think it's 2022. What area are you in?

Red Pear Felipe said:

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Looks like the sellers still think it's 2022. What area are you in?

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That's exactly it according to our realtor. Total delusion by two of the main realtors here.

Rockport.

HOUSTON

Quote:

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"The market is in a really steady place right now," said HAR Chair Theresa Hill with Compass RE Texas, LLC - Houston. "Buyers are still active, prices are moderating and inventory is leveling out. Interest rates will be something to watch, but the market is on solid footing this spring."

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(Jamie's take: That quote is full of it. This is a buyers market. The data might not show it yet, but it's here.)

THE FACTS

• Total Property Sales are up 3.6% YOY
• Total Active Listings are up 8.8% YOY
• Single Family sales are up 3.7% YOY
• Mean and Median Single Family sales prices are DOWN 1.2% and 1.5%, respectively
• Inventory is sitting at 4.7 months, which is UP 0.2 months YOY and DOWN 0.1 months since February
• The 10 year is sitting at 4.309%. That puts mortgages for decent credit borrowers in the low to mid 6% range. Ouch.
• Single Family rental home lease rates are DOWN 2.1% and Townhome leases are DOWN 1.5%.
• I wouldn't bet on a rate cut any time soon.

MY TAKE

• As I mentioned above, this very much feels like a buyer's market.
• I just looked at my deal flow for March and realized that I did a single lease that month. That is probably the slowest I've been since Covid. I've closed some deals in April and will close some more before months end, so I don't want to say the sky is falling, but it definitely feels cloudy like there are some thunderstorms on the way.
• I've leased two houses recently. Both were low price points and should have been easy to get deals done, but it seemed like both had several applicants, but most had really bad applications that couldn't be approved. What I'm saying is that it seems like people aren't in a good financial place right now.
• And you might say, "well that's just your deal flow, not representative of the market". And my response to that is that even my listings aren't getting historically normal amounts of showings. So it's on both sides!

(check out that gap between the trend line at 3/26 versus March in each of the last four years)


Links:

• https://www.har.com/content/department/newsroom?pid=2226
• https://www.har.com/content/department/newsroom?pid=2227
• https://www.cnbc.com/quotes/US10Y
• https://www.cmegroup.com/markets/interest-rates/cme-fedwatch-tool.html?redirect=/trading/interest-rates/countdown-to-fomc.html

BryanCollege Station Housing Market Update March 2026

Overview of the BCS Market (MSA)
Median Sales Price: $320,960 ( 3.5% vs. Mar 2025) Price Range: Majority of homes selling in the $200K$400K range (65.2% of sales) Active Listings: 1,395 ( 15%) Closed Sales: 330 ( 3.5%) Days on Market (DOM): 110 Months of Inventory: 5.0 ( from 4.5 last March)
March brought the spring market to life closed sales picked up, prices continued their modest climb, and inventory kept building. Homes are actually moving a bit faster than this time last year, which is an encouraging sign heading into the busiest stretch of the year.

City & County Highlights
Bryan

• Median Price: $308,500 ( 8.3%)
• Active Listings: 3.2% (360 active)
• Closed Sales: 6.5% (87 closed)
• DOM: 113
• Months of Inventory: 4.5 ( from 4.9)
• Bryan continues to post strong price growth and tight inventory. Closed sales dipped slightly but that's against a strong March 2025 comparison. Overall still one of the healthiest submarkets in the region.

College Station

• Median Price: $332,000 ( 4.1%)
• Active Listings: 19.9% (542 active)
• Closed Sales: 9.2% (142 closed)
• DOM: 98
• Months of Inventory: 4.7 ( from 3.8)
• A much better month for College Station sales jumped over 9% and homes are actually moving faster than last March. Inventory is still climbing, but demand appears to be catching up. Prices held steady with modest growth.

Brazos County

• Median Price: $322,500 ( 0.8%)
• Active Listings: 13.5% (1,144 active)
• Closed Sales: 2.8% (295 closed)
• DOM: 106
• Months of Inventory: 4.6 ( from 4.2)
• County-wide the market is steady. Price growth is nearly flat but positive, sales are up slightly, and inventory is rising at a manageable pace. A balanced market in the truest sense.

Burleson County

• Median Price: $289,400 ( 9.3%)
• Active Listings: 23% (139 active)
• Closed Sales: 30% (26 closed)
• DOM: 138
• Months of Inventory: 7.7 ( from 6.5)
• A bounce-back month for Burleson County after a rough February. Sales jumped 30% and prices are up nearly 10%. Homes are still taking a while to sell, and inventory remains elevated, but the activity is a positive sign.

Grimes County

• Median Price: $400,000 ( 46.3%)
• Active Listings: 8.9% (144 active)
• Closed Sales: 40.6% (19 closed)
• DOM: 144
• Months of Inventory: 5.8 ( from 5.3)
• The 46% price jump looks dramatic but with only 19 closed sales, this is largely a sample size story. Sales dropped significantly and homes are taking much longer to move than a year ago. Worth watching over the next few months.

Leon County

• Median Price: $182,500 ( 21.5%)
• Active Listings: 4.1% (70 active)
• Closed Sales: 50% (6 closed)
• DOM: 81
• Months of Inventory: 7.0 ( from 8.4)
• An interesting mix in Leon County prices are down but sales activity picked up and homes are moving faster. The improvement in months of inventory from 8.4 to 7.0 is a real positive trend, even if the volume remains low.

Madison County

• Median Price: $382,500 ( 79.6%)
• Active Listings: 48.2% (40 active)
• Closed Sales: 33.3% (4 closed)
• DOM: 202
• Months of Inventory: 9.2 ( from 6.5)
• Only 4 closed sales take the price jump with a large grain of salt. Inventory is piling up and homes are sitting over 200 days on average. Small market, big swings.

Robertson County

• Median Price: $430,000 ( 115.8%)
• Active Listings: 21.7% (112 active)
• Closed Sales: 25% (9 closed)
• DOM: 136
• Months of Inventory: 9.1 ( from 8.5)
• Again, only 9 closed sales makes the price figure essentially meaningless as a trend indicator. What does stand out is that inventory keeps rising and sales are falling Robertson County remains a slow-moving buyer's market.

5 Key Takeaways from March
[ol]

The spring market is here closed sales at the MSA level jumped 3.5% year-over-year, the strongest showing since late 2025 and a sign that buyer demand is real.

College Station had a standout month with sales up 9.2% and homes selling faster than last March, suggesting the inventory buildup is finally meeting some demand.

Bryan remains the most consistent market in the region price growth of 8.3%, tightening inventory, and steady sales activity make it the most seller-friendly submarket in BCS.

Inventory continues to rise across the board, with the MSA now sitting at 5.0 months solidly in balanced market territory and giving buyers more options than they've had in years.

Rural counties continue to swing wildly due to low transaction volume Robertson, Madison, and Grimes all had single-digit or near-single-digit closed sales, making their percentage changes more noise than signal.

[/ol]

My Take
March felt like the market finding its footing. After a sluggish February, the spring season delivered more closings, faster sales times, and prices continuing to inch upward across most of the BCS core. That's about as healthy a combination as you can ask for in a balanced market.
College Station was the pleasant surprise this month. After months of rising inventory with flat or declining sales, buyers showed up in March. Closed sales were up over 9% and DOM actually improved. That tells me the inventory that's been building isn't just sitting there the right homes at the right prices are moving. Sellers who've been frustrated by longer market times should take note: price it right and March showed buyers are ready to act.
Bryan continues to be the steadiest market in the area. Inventory is tight, prices are up over 8%, and demand hasn't softened. If you own in Bryan, you're in a good spot. If you're trying to buy there, expect competition on well-priced homes.
The rural counties remain unpredictable and I'd caution against reading too much into the big percentage swings when you have 4 to 9 sales in a month, one or two higher-priced closings can move the needle dramatically. The more meaningful signal out there is that inventory is rising and DOM is long, which consistently points to a buyer's market in those areas.
Overall, March gave us reason for optimism heading into April and May. The BCS market isn't booming, but it's healthy and that's actually a good thing for everyone involved.

Final Note
If you're thinking about buying or selling in the BryanCollege Station area 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
Still available 2011 Southwood Dr, a 4-bedroom, 2-bathroom single-family home in an established College Station neighborhood.
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 lots of character you don't find in newer builds. The kitchen has a gas stove and plenty of cabinet storage, with tile and laminate flooring and natural light throughout.
Outside, the backyard includes a deck and pergola great for entertaining or just unwinding. Conveniently located near Texas Avenue and Harvey Mitchell Parkway, with easy access to Texas A&M University, retail, dining, and groceries.
If you'd like more details or want to schedule a showing, feel free to reach out!