Real Estate
Sponsored by

January Housing Data Across Texas

742 Views | 2 Replies | Last: 5 days ago by Red Pear Felipe
Red Pear Thomas
User Profile
Private Message
How long do you want to ignore this user?
24 hours One week Permanently Cancel
12:26p, 2/19/26
Sponsor
BryanCollege Station Housing Market Update January 2026



Overview of the BCS Market (MSA)
  • Median Sales Price: $312,420 ( 3.9% vs. Jan 2025)
  • Price Range: Majority of homes selling in the $300K$400K range
  • Active Listings: 19.2%
  • Closed Sales: 11.5%
  • Days on Market (DOM): 112
  • Months of Inventory: 4.6 ( from 4.0 last January)
January kicked off the year with more inventory and more closings, but slightly lower prices overall. The market is active, just more balanced than in recent years.



City & County Highlights
Bryan
  • Median Price: $289,450 ( 3.2%)
  • Active Listings: 3.8%
  • Closed Sales: 28.3%
  • DOM: 98
  • Months of Inventory: 4.4 ( from 4.7)
    Bryan continues to show strong demand and steady pricing to start the year.
College Station
  • Median Price: $326,250 ( 4.2%)
  • Active Listings: 26.1%
  • Closed Sales: 9.2%
  • DOM: 95
  • Months of Inventory: 4.0 ( from 3.0)
    Inventory jumped significantly, giving buyers more options and slowing price growth.
Brazos County
  • Median Price: $317,500 ( 2.9%)
  • Active Listings: 16.4%
  • Closed Sales: 11.6%
  • DOM: 104
  • Months of Inventory: 4.2 ( from 3.7)
    Overall activity remains solid with a slight price correction.
Burleson County
  • Median Price: $307,400 ( 35.5%)
  • Active Listings: 33%
  • Closed Sales: 10%
  • DOM: 192
  • Months of Inventory: 7.3
    Large price jump, but homes are taking longer to sell as inventory rises.
Grimes County
  • Median Price: $349,000 ( 14.4%)
  • Active Listings: 7.3%
  • Closed Sales: 45.5%
  • DOM: 140
  • Months of Inventory: 6.2
    Higher prices and fewer sales suggest a slower start to the year here.
Leon County
  • Median Price: $150,000 ( 24%)
  • Active Listings: 17.1%
  • Closed Sales: 25%
  • DOM: 239
  • Months of Inventory: 6.2 ( from 9.3)
    Fewer listings but some improvement in sales activity.
Madison County
  • Median Price: $305,000 ( significantly YoY due to low sample size)
  • Active Listings: 6.3%
  • Closed Sales: Flat (1 sale)
  • DOM: 137
  • Months of Inventory: 8.0
    Small sample size continues to cause volatility in reported numbers.
Robertson County
  • Median Price: $182,450 ( 27%)
  • Active Listings: 33.8%
  • Closed Sales: 11.1%
  • DOM: 157
  • Months of Inventory: 8.1
    More listings and slower movement are creating a buyer-friendly environment.

5 Key Takeaways from January
[ol]
  • Inventory is rising across the board, giving buyers more leverage than last year.
  • Closed sales increased in the MSA, showing demand is still strong entering 2026.
  • Bryan remains very steady with solid price growth and strong sales activity.
  • College Station inventory jumped significantly, which is putting pressure on pricing.
  • Rural counties remain volatile, with big swings in price and activity due to smaller sample sizes.
    • [/ol]



    My Take
    January looks like a continuation of the more balanced market we saw at the end of 2025. Buyers have more choices, homes are taking a bit longer to sell, and pricing has leveled out in many areas.
    Bryan continues to be one of the most stable parts of the market, while College Station is seeing more inventory and slightly softer pricing. Heading toward the spring market, properly priced homes should still move well, but buyers have more room to negotiate than they did a year or two ago.
    Overall, this feels like a healthier market heading into the busy spring season.



    Final Note
    If anyone is thinking about buying or selling in the BryanCollege Station area this spring and wants help navigating timing, pricing, or neighborhoods, I'm always happy to help.



    Lease Opportunity for Aggie Students
    For any Aggie parents already planning ahead for the next school year, I have a 4-bedroom home available for lease at 3710 Ardenne Ct in College Station for $2,250/month with a July 20th move-in.
    The home has been recently updated with new carpet, fresh paint, updated fixtures, and a kitchen featuring stainless appliances and granite countertops. There's also a shaded backyard with space to hang out or grill. It's a great setup for students wanting to share a house instead of an apartment.
    Feel free to reach out if you'd like more details or want to get a showing scheduled!

    Reply Quote
    2
    Red Pear Realty
    User Profile
    Private Message
    How long do you want to ignore this user?
    24 hours One week Permanently Cancel
    1:19p, 2/19/26
    Sponsor
    AG
    HOUSTON

    "The Houston housing market kicked off the new year with familiar signs of adjustment, as inventory expanded, homes spent more time on the market and demand remained steady."

    THE FACTS
    • Texas led the US in population growth in 2025, adding almost 400,000 new residents last year, but this was only 1.2% population growth as the total population swelled to approximately 32 million people.
    • Mean pricing of single family homes was UP 2.8% while median pricing fell 0.9% YOY. This tracks with the other data point of sales of homes priced over $1M increased by 15% YOY, while all other categories declined.
    • Inventory is up to 4.7 months versus last year's published number of 4.2 months inventory.
    • Single family home sales are basically flat (with a 1% decline) but pending sales are UP by 8.5% year over year.
    • Average pricing on single family rentals fell 3.3% YOY, and pricing on townhouse/condos fell by 0.8%. This tracks what I'm seeing as a landlord and property manager in Houston and College Station. We definitely hit peak rental pricing a few years ago, and many tenants are just stretched thin.
    • The 10 year treasury is sitting right above 4%.
    • Per the CME Fedwatch tool, the market is betting about 94% on the Fed leaving rates where they are at this next meeting in March.








    MY TAKE
    • Did you know that we offer FULL SERVICE real estate brokerage services around the entire state of Texas AND we SPLIT COMMISSIONS with our clients? Drop us a line if you are about to buy or sell and want to save a ton of money working with us.
    • I closed a new build deal with a client last week. The builder offered a year 1 interest rate of 1.99%, year 2 interest rate of 2.99%, and an interest rate of 3.99% for the next 28 years after that. WOW.
    • Reported rental pricing declines tracks what I'm seeing as a landlord and property manager in Houston and College Station. We definitely hit peak rental pricing a few years ago, and many tenants are just stretched thin. If you can renew and keep rents as they are with leases less than 5 years old, you're probably in a better position than going back to market with a vacant home.
    • Anecdotally, I'm seeing a lot of "I'm moving to Houston" threads on Reddit. This spring might get interesting.
    • As far as I can tell, OpenClaw won't be replacing any of our Red Pear Realty agents any time soon. So at least 5 Aggie jobs are safe. If you've already handed over access to your credit cards and bank accounts to an OpenClaw bot, please let us know how its going in the comments below!




    LINKS
    https://www.har.com/content/department/newsroom?pid=2218
    https://www.har.com/content/department/newsroom?pid=2221
    https://fred.stlouisfed.org/series/DGS10
    https://www.cmegroup.com/markets/interest-rates/cme-fedwatch-tool.html?redirect=/trading/interest-rates/countdown-to-fomc.html
    https://www.houstonpublicmedia.org/articles/news/texas/2026/01/28/541916/texas-population-2025-census/
    Sponsor Message: We Split Commissions. Full Service Agents in Austin, Bryan-College Station, Dallas-Fort Worth, Houston and San Antonio. Red Pear Realty
    Reply Quote
    4
    Red Pear Felipe
    User Profile
    Private Message
    How long do you want to ignore this user?
    24 hours One week Permanently Cancel
    8:43a, 2/20/26
    Sponsor
    AG
    Austin-Round Rock-San Marcos

    January 2026 Central Texas Housing Report

    Quote:
    Vaike O'Grady, market research advisor at Unlock MLS, said the market's performance reflects a housing market that is behaving the way it historically has.

    "What we're seeing now is a market that has moved out of an overheated phase and into one where supply, pricing and demand are interacting as expected. Instead of sharp year-over-year swings, inventory and pricing are moving within a consistent range, allowing the market to operate under more typical conditions. This kind of environment creates a more sustainable foundation for long-term growth across Central Texas."


    Before diving into the numbers, I wanted to share a recent win. I'm currently helping a client sell her home in Northeast Austin. Even in today's market, we secured a strong offer and with our 1.5% listing fee, she'll be saving just under $5,000 in closing costs. In a shifting market, strategy and pricing make a measurable difference.


    Here's a quick look at the latest trends in the Austin-area housing market (January 2026):
    • Median Sales Price: $400,495, down 2.3% year-over-year
    • Closed Sales: 1,566, down 14.8% from last year
    • Sales Dollar Volume: $842 million, down 14.3%
    • Months of Inventory: 4.0 months, up 1.4 months year-over-year
    • New Listings: 3,470, down 7.0%
    • Active Listings: 10,083, up 2.3%
    • Pending Sales: 2,349, up 10.1%
    • Average Days on Market: 89 days, up 3 days
    • Average Close-to-List Price: 91.0%, compared to 92.3% last January
    Buyer Takeaways
    • Negotiating power continues to improve. With 4.0 months of inventory and homes selling at 91% of list price, buyers have more leverage than in recent years.
    • Price reductions are real. On a median-priced home, that 9% gap represents roughly $36,000 in potential negotiating room.
    • Less pressure to rush. Homes are averaging nearly 90 days on market, giving buyers more time to evaluate options.
    • Prepared buyers still win. Pending sales are up 10.1%, showing that serious buyers are active and taking advantage of opportunities.
    Seller Takeaways
    • The market is more balanced. Homes are still selling, but buyers are more selective and price-sensitive.
    • Pricing correctly is critical. With homes closing at 91% of list price, overpricing can cost significantly more in the long run.
    • Presentation matters more. Buyers have options, so homes that show well and feel move-in ready stand out.
    • Strategy beats emotion. Sellers who price realistically and market intentionally are still securing strong offers.
    Austin-Round Rock-San Marcos


    Bastrop County


    Caldwell County


    City of Austin


    Hays County


    Travis County


    Williamson County


    Austin-Round Rock-San Marcos LEASES

    Sponsor Message: We Split Commissions. Full Service Agents in Austin, Bryan-College Station, Dallas-Fort Worth, Houston and San Antonio. Red Pear RealtyAustin Monthly
    Reply Quote
    3
    Refresh
    Page 1 of 1
     
    ×
    subscribe Verify your student status
    See Subscription Benefits
    Trial only available to users who have never subscribed or participated in a previous trial.