Can we get BCS stats? Please!

Man. What the heck is going on in Williamson county?

I see property values dropped YoY despite the decrease in interest rates. Any ideas around what's driving this market behavior? Is it as simple as even Georgetown, Cedar Park, Etc are still winding down from overinflated prices of 2021-2022?

Williamson County is starting to feel very city-specific right now. Cedar Park and Georgetown still seem pretty steady, while Leander is where buyers have a little more room to negotiate with more homes to choose from. Round Rock feels pretty balanced overall. Prices aren't crashing or anything, but homes are taking a bit longer to sell unless they're priced right. Just really depends on which part of the county you're looking in.

Look below...

Any North Texas reports?

🚨COLLAPSE WARNING: 🚨
US Pending Home Sales Unexpectedly PLUNGED -9.3% Month-Over-Month, 31X Worse Than the -0.3% Expected Decline!

— SilverTrade (@silvertrade) January 22, 2026

BryanCollege Station Housing Market Update December 2025



Overview of the BCS Market (MSA)

• Median Sales Price: $327,400 ( 1.5% vs. Dec 2024)
  
• Active Listings: 17.3%
  
• Closed Sales: 7.8%
  
• Days on Market (DOM): 122 ( 4 days YoY)
  
• Months of Inventory: 4.4
  
• Price Distribution: Majority of homes selling between $200K$400K, with ~20% in the $500K$750K range
  

At the metro level, prices finished the year slightly higher, while inventory continued to rise and sales cooled a typical year-end dynamic as buyer activity slows during the holidays.



County & City Highlights
College Station

• Median Price: $390,000 ( 4.7%)
  
• Active Listings: 33.5%
  
• Closed Sales: 28.9%
  
• DOM: 123 ( 25 days)
  
• Months of Inventory: 3.8
  College Station saw strong price growth but a sharp pullback in sales as inventory climbed and homes took longer to sell.
  

Bryan

• Median Price: $289,000 ( 0.3%)
  
• Active Listings: 5.2%
  
• Closed Sales: 5.1%
  
• DOM: 99 ( 32 days)
  
• Months of Inventory: 3.7
  Bryan continues to stand out with steady demand, quicker sales, and relatively tight inventory compared to surrounding markets.
  

Brazos County

• Median Price: $332,375 ( 1.7%)
  
• Active Listings: 14.9%
  
• Closed Sales: 13.1%
  
• DOM: 119 ( 4 days)
  
• Months of Inventory: 4.0
  The county overall reflects a balanced market moving into the new year.
  

Burleson County

• Median Price: $253,450 ( 10.7%)
  
• Active Listings: 32.3%
  
• Closed Sales: 33.3%
  
• DOM: 151 ( 25 days)
  
• Months of Inventory: 7.3
  Despite higher prices, Burleson County saw increased activity, though homes are taking longer to sell.
  

Grimes County

• Median Price: $284,300 ( 5.3%)
  
• Active Listings: 27.8%
  
• Closed Sales: 32.3%
  
• DOM: 119 ( 9 days)
  
• Months of Inventory: 6.4
  Rising inventory and fewer sales suggest buyers are becoming more selective here.
  

Leon County

• Median Price: $299,500 ( 33.1%)
  
• Active Listings: 20.8%
  
• Closed Sales: 60%
  
• DOM: 114 ( 113 days)
  
• Months of Inventory: 5.7
  Leon County posted one of the strongest year-over-year improvements, with prices and sales up and homes moving much faster.
  

Madison County

• Median Price: $233,750 ( 10.2%)
  
• Active Listings: 16.7%
  
• Closed Sales: 66.7%
  
• DOM: 153 ( 2 days)
  
• Months of Inventory: 8.2
  Higher inventory and fewer sales point to a slower-moving rural market.
  

Robertson County

• Median Price: $235,000 ( 31.2%)
  
• Active Listings: 24.7%
  
• Closed Sales: 150%
  
• DOM: 107 ( 182 days)
  
• Months of Inventory: 8.0
  While prices dropped significantly, sales jumped and days on market improved dramatically.
  

5 Key Takeaways from December
[ol]

Inventory continues to rise across most markets, giving buyers more options heading into 2026.

Sales slowed seasonally, especially in College Station and Brazos County.

Bryan remains the most consistent submarket, with tighter inventory and faster sales.

Rural counties show volatility, with sharp swings in pricing and activity depending on location.

Price growth persists overall, but negotiation leverage is shifting toward buyers.

[/ol]



My Take
December closed out the year with a more normalized housing market across the BCS area. While prices remain relatively strong, higher inventory and longer days on market signal a clear shift away from the frenzy of prior years.
Bryan continues to benefit from affordability and steady demand, while College Station's higher price points are causing buyers to slow down and be more selective. Heading into the spring, well-priced and well-maintained homes will stand out, while overpriced listings may sit longer.
This feels like a healthier, more balanced setup going into 2026.





Final Note
If anyone is thinking about buying or selling in the BryanCollege Station area and wants to talk through strategy or timing, I'm always happy to help.

College Station Lease Perfect for Aggie Students
Looking for a Fall 2026/Spring 2027 rental for your Aggie student? This 4-bedroom home at 3710 Ardenne Ct, College Station is available for $2,400/month with a July 20th move-in. The home was recently updated and offers four bedrooms with fresh paint, and updated ceiling fans/fixtures. The kitchen has stainless steel appliances, painted cabinets, and granite countertops for easy meal prep. The backyard features mature shade trees and room for outdoor seating or a grill. This house is in a convenient College Station location and won't last long. Reach out soon to schedule a private showing and secure your student's home for the upcoming school year!

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College Station closed sales down 28.9% is huge; Bryan is up 5%.

Red Pear Thomas said:

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BryanCollege Station Housing Market Update December 2025



Overview of the BCS Market (MSA)

• Median Sales Price: $327,400 ( 1.5% vs. Dec 2024)
  
• Active Listings: 17.3%
  
• Closed Sales: 7.8%
  
• Days on Market (DOM): 122 ( 4 days YoY)
  
• Months of Inventory: 4.4
  
• Price Distribution: Majority of homes selling between $200K$400K, with ~20% in the $500K$750K range
  

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17.3% of what? 7.8% of what? Are the other 92% of sales open?

b0ridi said:

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Red Pear Thomas said:

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BryanCollege Station Housing Market Update December 2025



Overview of the BCS Market (MSA)

• Median Sales Price: $327,400 ( 1.5% vs. Dec 2024)
  
• Active Listings: 17.3%
  
• Closed Sales: 7.8%
  
• Days on Market (DOM): 122 ( 4 days YoY)
  
• Months of Inventory: 4.4
  
• Price Distribution: Majority of homes selling between $200K$400K, with ~20% in the $500K$750K range
  

---

17.3% of what? 7.8% of what? Are the other 92% of sales open?

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Some direct & indirect data regarding that, which may not be 100% accurate:

There are ~17.3% more active listings in the current time period (12/2025) over the prior time period (12/2024).

Closed Sales are down 7.8% in the current time period (12/2025) over the prior time period (12/2024)

The delta represented by 92% is the %change year over year, indicating fewer homes have sold in the current time frame (12/2025) than in 12/2024.

When beginning an analysis of market conditions, a good place to start (after the Dataset has been cleaned, and adjusted) is with deltas in median Days on Market, Median Sale Prices/Month, Median Sale Price/Ft^2, median sizes of homes sold/month, median year Built, number of Closed Sales per month etc. Then working on demographics & economic trends etc.

Sometimes you can take a weighted average of median sales per quarter or median sales/month, to generate an idea of how many homes typically sell per month (absorption rate), then divide active listings by the absorption rate to get an idea of how many Months of Inventory remain, but there are other methods as well. That data point should be checked with actual Days on Market to see if the output is reasonable.

The analyses are limited by the quality & quantity of Data, and the results show what happened, but not necessarily why something happened or changed.