Bryan College Station Market Update August 2025:


Overview of the BCS Market (MSA)

• Median Sales Price: $315,000 ( 3.1% vs. Aug. 2024)
  
• Total Sales Volume: $121,196,000 ( 1%)
  
• New Listings: 438 ( 10%)
  
• Active Listings: 10.7%
  
• Units Sold: 311 ( 1%)
  
• Closed Sales: 291 ( 2.8%)
  
• Days on Market: 102 ( 9 days)
  
• Months of Inventory: 4.7 (up slightly from 4.5 in 2024)
  

Overall, prices dipped year-over-year, but both sales volume and units sold edged up, showing that buyers are still active. More inventory is sitting on the market longer, though, which points toward a more balanced environment than last year's tighter conditions.



County & City Highlights

• Leon County: Median price down 39.3% to $167,000. Active listings up 4.4% (71). Months inventory 7.7 (down from 8.3). Closed sales flat.
  
• Brazos County: Median price at $325,000 ( 3%). Active listings 5.3%. Months inventory at 4.2. Bryan's closed sales jumped 14.5%, with most homes selling in the $200K$300K range.
  
• Burleson County: Median price 8.2% to $245,000. Active listings 29.8%. Closed sales 11.1%. Days on market high at 132 ( 19 from last year).
  
• Madison County: Median price 28.6%. Days on market very high at 282. Months inventory at 10.6.
  
• Robertson County: Median price to $270,000. Active listings 50%. Closed sales 25%.

Key Points

• Prices are softening in several counties (BCS, Leon, Madison), while Burleson and Robertson saw gains showing uneven trends across the region.
• Inventory is building, with multiple counties seeing double-digit increases in active listings.
• Days on market are stretching, especially in Madison and Burleson, which signals buyers have more breathing room.
• Closed sales are still holding strong in places like Bryan (+14.5%) and Burleson (+11.1%), despite overall price softening.
• Seasonality is setting in, with slower fall activity showing up in Robertson County and others.
  

My Take
The BCS housing market continues to level out after a few years of rapid growth. Buyers are benefiting from slightly lower prices, more inventory, and more time to make decisions. That said, desirable price ranges (like $200K$300K in Bryan) remain competitive and move quickly. For sellers, realistic pricing is key right now but I would advise waiting to list until December if you are in a rush or the summer preferably. Buyers aren't as rushed as they were in 20212022. One more note: families looking to rent for your child for the Fall '26 Spring '27 school year should start planning now! Rentals in College Station go fast, and locking in early is the best way to secure a good spot.



Final Note
If anyone is thinking about buying or selling in the Bryan-College Station area, I'm happy to help. Shoot me a message if you'd like to talk more about your options.

Austin-Round Rock-San Marcos

August 2025 Central Texas Housing Report

Quote:

---

Brandy Wuensch, 2025 Unlock MLS and ABoR president, pointed to insights shared during ABoR's recent Central Texas Housing Summit, which brought together regional leaders to discuss the market's future and the role REALTORS play in guiding consumers.

"We're seeing signs of a steady and balanced market, and that opens the door for both buyers and sellers. The market has adapted to today's interest rates, which means success now depends on how consumers position themselves, not just on rate movements. A REALTOR offers the insight and tools you need to stay competitive. Especially in a season where timing and pricing really matter, having the right expertise makes all the difference. From navigating mortgage conversations to understanding how market trends affect your goals, working with a professional agent ensures you're positioned for success."

---

I'm recently closed on a beautiful home near Lake Travis last month. My client received $11,375 back as a buyer's rebate applied at closing! That's the kind of real value we believe in at Red Pear Realty. Some agents show up with cake or tacos at closing. At Red Pear Realty, we show up with real savings.

My current listings (both very close to Tesla and Applied Materials):

15216B Sweet Mimosa
11212 Whitefaulds Dr

Here's a quick look at the latest trends in the Austin area:

• Median Sales Price: $444,490, up 1.3% from last year
• Closed Sales: 2,545, down 4.6% year-over-year
• Sales Dollar Volume: $1.49 billion, a decrease of 2.2%
• Months of Inventory: 5.9 months, up 0.8 months compared to August 2024
• New Listings: 3,691, a decrease of 2.1%
• Active Listings: 14,220, up 13% year-over-year
• Pending Sales: 2,669, an increase of 8.2%
• Average Days on Market: 68 days, up by 7 days from last year
• Average Close-to-List Price: 92.3%, down slightly from 93.3% in August 2024

Key Takeaways:

• Buyers are in a stronger position than last year, with more inventory, slower sales pace, and room to negotiate.
• Sellers can still achieve solid prices, but must be strategic competitive pricing, property condition, and flexibility will be key to securing offers

Austin-Round Rock-San Marcos


Bastrop County


Caldwell County


City of Austin


Hays County


Travis County


Williamson County

HOUSTON

The Facts

• Total property sales were up 9.2% YOY
• Active listings were up 26.1% YOY
• Total single family sales were up 11.9% YOY
• Mean and Median sales prices were mixed at +0.6% and -0.6%, respectively
• Months inventory fell 0.1 months (MOM) to 5.4 months
• Average lease rates for single family homes were statistically unchanged (+0.1%)
• JPOW announced a 25 bps rate cut today and said that the Fed expects two more 25 bps rate cuts by year end. That was an 11-1 decision signaling broad agreement on the path forward (for now).

My Take

• We called the 25 bps rate cut. Well done.
• As we closed out the biggest part of the summer sales season, in the last 30 days, I closed out deals in Magnolia, East Downtown, and Jersey Village. I would expect things to generally lay low until December as is typical for the annual cycle. I would also expect to continue to see and hear from buyers who expect rates to decline and want to take advantage of the situation as it progresses. Check out the chart immediately below for the best times to buy a home (price cyclicality) and the worst times to sell a home (just the inverse).
• I don't see prices falling much, if at all, from now through next March/April. Barring something crazy, the Houston market seems to be fairly stable. My take will be that prices start to rise about 12 months after the rate cut, but we will see!
• Just a fun story for y'all now that the dust has settled a bit on the deal. I helped a buyer close on a property this year and shortly afterward, an agent approached me and said that they wanted to buy it but didn't realize that property had hit the market when it did. Initially, they offered about $100,000 more than my client paid for the property. My client politely declined. Then they came back and offered $200,000 more and my client politely declined. Then they came back and said, "Ok, how much do you want for it?". What would you do in this situation? I think my client paid about 85% of FMV for the property FWIW.
• We are close to delivering our 6-pack of homes in Lou Ellen, our 5-pack in Spring Branch, and our luxury home in Garden Oaks. I'll update further as we get a little closer to completion.

Links
https://www.har.com/content/department/newsroom?pid=2198
https://www.har.com/content/department/newsroom?pid=2200
https://www.cnbc.com/2025/09/17/fed-rate-decision-september-2025.html
https://www.bls.gov/news.release/cpi.nr0.htm
https://www.bls.gov/news.release/ppi.nr0.htm

He hasn't yet. I would!

Red Pear Realty said:

---

He hasn't yet. I would!

---

I love the house we bought, but if someone offers $200k
+ over what we paid I'm ready to close tomorrow…

NORTH TEXAS

• It was a very slow start to the busy part of the season, hampered by high interest rates and no relief on home values.
• However, that has seem to shifted overnight as I have buyers coming out of the woodwork in the past two weeks.
• I never thought we would see the 2021/2022 craziness reemerge until rates subsided, however, this past weekend I won a multiple offer situation for my buyer client in Flower Mound where the home went above list price.
• I also have a listing in McKinney that went under contract in 2 days, however, now back on the market due to an overzealous buyer.
• Overall, the Metroplex is still seeing an uptick in inventory (up 22% YoY) with Months of Inventory at 4.7 and average Days on Market 1 day shy of 90.
• Closed sales are only up 1.6% compared to the 22% increase in inventory which shows Buyers are (or were) in complete control.