Deploy South Texas

07/26/2026

South Texas Market Pulse™

July 1 – July 15, 2026

DeploySouthTexas™ | Market Intelligence

The first reporting period of Q3 2026 is complete.

71 residential closings.

$20.86 million in capital deployed.

Market Snapshot

• Average Sold Price: $294K

• Median Sold Price: $275K

• Average PPSF: $154.62

• Average Days on Market: 89

• Average List-to-Sell Ratio: 105.7%

Geographic Capital Flow

• Brownsville — $8.62M (30 closings)

• Harlingen — $6.84M (22 closings)

• San Benito — $2.00M (7 closings)

• Los Fresnos — $975K (3 closings)

• Port Isabel — $838K (2 closings)

• La Feria — $730K (3 closings)

• Rancho Viejo — $340K (1 closing)

• Olmito — $319K (1 closing)

• Santa Rosa — $191K (2 closings)

Brownsville and Harlingen accounted for approximately 74% of total capital deployed during the reporting period.

Builder vs. Resale

• 24 new construction closings

• 33.8% of all transactions

• Average Sold Price: $320K

• Average PPSF: $176.13

Builders continued to command a pricing premium over resale inventory.

Investor Activity

• 16 cash purchases

• 22.5% of all transactions

Market Phase: PEAK

Under the DeploySouthTexas™ Market Phase methodology, Peak reflects elevated market liquidity, broad participation, resilient builder performance, and sustained capital deployment—not a prediction of an imminent market decline.

Methodology Update

Beginning in Q3 2026, DeploySouthTexas™ transitioned to semi-monthly reporting periods. Because the final Q2 report covered 9 days while this report covers 15 days, direct percentage comparisons are intentionally not presented.

Read the complete Market Pulse: July 1–15, 2026 report on DeploySouthTexas.com.

—

Eduardo Chavez, REALTOR® | Market Intelligence

TREC License No. 843961

Brokered by Langstar.com Realty

DeploySouthTexas.com

Data sourced from the Rio Grande Valley Multiple Listing Service (RGV MLS) and analyzed by DeploySouthTexas™. Information believed reliable but not guaranteed. Market intelligence only; not an appraisal, valuation, investment advice, or property-specific brokerage recommendation.

07/11/2026

South Texas Residential Market Intelligence
Second Quarter 2026

DeploySouthTexas™ | Market Intelligence

The second quarter is complete.

The data has now been fully audited.

503 residential closings.

$141.85 million in capital deployed.

Compared to Q1:

• Closings: 471 → 503 (+6.8%)
• Capital Deployed: $126.15M → $141.85M (+12.4%)
• Average Sold Price: $267,840 → $282,008 (+5.3%)
• Average Days on Market: 124 → ~113 (-8.7%)

The numbers tell an important story.

Capital deployment grew faster than transaction volume.

That means Q2 wasn't simply busier.

It was stronger.

Builder vs. Resale

One trend continued throughout the quarter.

New construction maintained its pricing premium.

Builders continued achieving approximately $175–182 per square foot, while resale remained the dominant source of transaction volume but produced much wider pricing outcomes based on condition, location, age, layout, and pricing strategy.

Builders continued defining the ceiling.

Resale continued competing within it.

Geographic Capital Flow

The quarter also became increasingly concentrated.

Brownsville and Harlingen accounted for 73.1% of all residential capital deployed, up from 66.7% in Q1.

Together, the two markets generated more than the region's entire quarter-over-quarter increase in capital deployment.

Market Phase
Under the DeploySouthTexas™ methodology, Q2 concluded as:

Segmented Stabilization with Periodic Peak Liquidity.
The market wasn't moving uniformly.

It rewarded precision.

Pricing discipline.
Product quality.
Ex*****on.

Those themes became increasingly evident as the quarter progressed.

The full DeploySouthTexas™ Second Quarter 2026 Residential Market Intelligence Report examines:

• Quarter-over-quarter market performance
• Geographic capital flow
• Builder vs. resale segmentation
• Institutional market signals
• Market phase evolution
• Q3 outlook
—
Eduardo Chavez, REALTOR® | Market Intelligence
TREC License No. 843961
Brokered by Langstar.com Realty
DeploySouthTexas.com

07/11/2026

South Texas Market Pulse™
June 22 – June 30, 2026
DeploySouthTexas™ | Market Intelligence

61 closings.
$17.33 million in capital deployed.

Transaction activity accelerated.

Capital deployment more than doubled.
Market liquidity strengthened.

Market Snapshot
• Average Sold Price: $284K
• Median Sold Price: $273K
• Average PPSF: $169.65
• Average Days on Market: 111
• Avg List-to-Sell Ratio: 95.6%

Geographic Capital Flow
• Brownsville — $6.82M (27 closings)
• Harlingen — $4.62M (14 closings)
• Los Fresnos — $2.23M (8 closings)
• South Padre Island — $1.55M (4 closings)
• San Benito — $509K (2 closings)
• Bayview — $436K (1 closing)
• Rancho Viejo — $383K (1 closing)
• Rio Hondo — $300K (1 closing)
• Santa Rosa — $210K (1 closing)
• Port Isabel — $195K (1 closing)
• Primera — $70K (1 closing)

Geographic capital deployment remained concentrated in Brownsville and Harlingen while transaction activity extended across eleven South Texas municipalities.

Builder Activity
• 13 new construction closings
• 21.3% of all transactions
• Avg Sold Price: $295K
• Avg PPSF: $175.41

Builders continued to command a pricing premium over resale inventory.

Investor Participation
• 10 cash purchases
• 16.4% of all closings

Compared to the previous reporting period
• Transactions +85%
• Capital Deployed +104%
• DOM improved 125 → 111
• Average Price +10%
• Median Price +14%

This wasn't simply a higher-priced week.

Activity expanded across multiple measures of market performance.

Market Phase: PEAK

Under the DeploySouthTexas™ Market Phase methodology, Peak reflects maximum observed market liquidity and participation, not a prediction of an imminent market decline.

This week's data showed:
• Strong transaction velocity
• Improving absorption
• Stable pricing retention
• Expanding builder activity
• Increased investor participation

The Takeaway
The South Texas residential market gained momentum as buyers remained active, sellers maintained pricing discipline, and capital deployment expanded across the region.

Market conditions reached Peak under the DeploySouthTexas™ Market Phase framework.

Eduardo Chavez, REALTOR® | Market Intelligence
TREC License No. 843961
Brokered by Langstar.com Realty
DeploySouthTexas.com

Data sourced from the Rio Grande Valley Multiple Listing Service (RGV MLS) and analyzed by DeploySouthTexas™. Information believed reliable but not guaranteed. Market intelligence only; not an appraisal, valuation, investment advice, or property-specific brokerage recommendation.

hashtag hashtag hashtag hashtag hashtag hashtag hashtag hashtag hashtag hashtag hashtag hashtag

07/04/2026

Looking for your next property in South Texas?

I'm excited to share the new DeploySouthTexas™ Listings Portal—designed to make it easier to explore opportunities across the Rio Grande Valley.

Whether you're looking for:
🏠 Homes
🏗️ New Construction
🏡 Duplexes & Investment Properties
🌾 Ranchettes
🏢 Commercial & Industrial Properties
📈 Development Land

you can browse active listings, review market intelligence, and request additional information—all in one place.

The platform is continuously being updated with new listings and market insights to help buyers, investors, and property owners make informed decisions.

👉 Start exploring today:
https://DeploySouthTexas.com/listings

If you're buying, selling, investing, or just curious about the market, I'd be happy to help.

Eduardo Chavez
REALTOR® | Langstar.com Realty
📱 (956) 640-4701

Relocation and real estate advisory supporting executive relocation, waterfront acquisition, and corridor-aligned investment across Brownsville, South Padre Island, Starbase, and Port of Brownsville. Request Corridor Advisory Review.

07/01/2026

South Texas Market Pulse
June 15 – June 21, 2026
DeploySouthTexas™ | Market Intelligence

33 closings.
$8.50M deployed.

Transaction activity moderated.

Ex*****on improved.

Days on market compressed to 125.

Average Price: $257K
Median: $240K
PPSF: $176.16
Avg List-to-Sell: 95.4%

Geographic Capital Flow

• Brownsville — $3.10M (12 closings)
• Harlingen — $2.50M (11 closings)
• San Benito — $995K (4 closings)
• South Padre Island — $940K (2 closings)
• La Feria — $420K (2 closings)
• Rio Hondo — $285K (1 closing)
• Combes — $260K (1 closing)

Brownsville and Harlingen accounted for approximately 66.5% of deployed capital, continuing to anchor regional market activity.

The market became more selective.

Not weaker.

More disciplined.

Transaction volume declined.

Pricing held.

Homes that matched buyer expectations continued to sell efficiently.

New construction remained an important part of the market:

• 18.2% of closings
• ~$293K average sold price (or replace with your verified builder average if different)
• ~$172.87 PPSF

Resale continued carrying most of the market:

• 27 transactions
• ~$249K average sold price (replace if your report has a different verified figure)
• ~$176.89 PPSF

The signal is not transaction count.

It is ex*****on.

Well-positioned inventory continues to clear.

Buyers are rewarding:
• Value
• Accurate pricing
• Market-ready condition

Investor activity represented 18.2% of all closings.

Participation remained steady despite lower overall volume.

Market Phase: Selective Compression

Not acceleration.
Not contraction.

A disciplined market where pricing strategy matters more than ever.

The Takeaway

Fewer transactions do not automatically signal a weaker market.

This week's data shows buyers remained active—but increasingly selective. Properties priced correctly and aligned with market expectations continued to perform, while overall participation narrowed.

Eduardo Chavez, REALTOR® | Market Intelligence
TREC License No. 843961
Brokered by Langstar.com Realty
DeploySouthTexas.com

Disclaimer:
Data sourced from the Multiple Listing Service (MLS) and analyzed by DeploySouthTexas™. Information is believed to be reliable but not guaranteed. This report is provided for market intelligence purposes only and does not constitute an appraisal, valuation, or property-specific advisory. For guidance specific to a property or transaction, consult a licensed real estate professional.

06/21/2026

South Texas Market Pulse
June 8 – June 14, 2026

DeploySouthTexas™ | Market Intelligence

41 closings.
$10.64M deployed.

Transaction volume remained active.

Ex*****on became more selective.

Days on market expanded to 140.

Average Price: $259K
Median: $245K
PPSF: $159.51
Avg List-to-Sell: 94.3%

Geographic Capital Flow

• Brownsville — $4.05M (17 closings)
• Harlingen — $3.28M (11 closings)
• San Benito — $1.20M (5 closings)
• La Feria — $770K (3 closings)
• South Padre Island — $650K (2 closings)
• Indian Lake — $245K (1 closing)
• Rio Hondo — $225K (1 closing)
• Combes — $223K (1 closing)

Brownsville and Harlingen accounted for over 69% of deployed capital this week, continuing to anchor regional transaction activity.
The market is beginning to demand greater pricing discipline.

Not weaker.
More selective.

New construction continues to command a premium:
• 22.0% of closings
• ~$261K average
• ~$173.71 PPSF
• Faster absorption than resale
Builders are preserving pricing.

Resale continues carrying most of the market:
• 32 transactions
• ~$259K average
• ~$155.52 PPSF
• Longer absorption periods

The signal is not transaction count.

It is ex*****on.

Well-positioned inventory clears.

Mispriced inventory sits.

That separation is becoming more visible.

Buyers are rewarding:
• Value
• Efficiency
• Accurate pricing

Investor activity represented 14.6% of transactions.

Participation moderated.

Capital remains active.

Market Phase: Selective Compression

Not acceleration.
Not contraction.

A more disciplined market.

Negotiation leverage is increasing.

Pricing strategy matters.

The Takeaway
This market is not being driven by broad appreciation.
It is being driven by selective demand.
And selective demand rewards precision.

Eduardo Chavez, REALTOR® | Market Intelligence
TREC License No. 843961
Brokered by Langstar.com Realty
DeploySouthTexas.com

Disclaimer
Data sourced from the Multiple Listing Service (MLS) and analyzed by DeploySouthTexas™. Information is believed to be reliable but not guaranteed. This report is provided for market intelligence purposes only and does not constitute an appraisal, valuation, or property-specific advisory. For guidance specific to a property or transaction, consult a licensed real estate professional.

06/12/2026

Volume Slowed. Prices Didn't.

South Texas Market Pulse
May 31 – June 7, 2026
DeploySouthTexas™ | Market Intelligence

39 closings.
$11.56M deployed.
Average Price: $297K
Median Price: $280K
Average DOM: 113

What Changed?

• Closings declined from 90 to 39
• Capital deployed declined from $26.86M to $11.56M
• Median price increased from $265K to $280K
• Average DOM increased from 99 to 113

Market Observation

Transaction activity moderated.

Pricing did not.

Despite lower transaction volume, median pricing increased by $15,000.
If demand were broadly weakening, we would typically expect both activity and pricing to move lower together.

That is not what occurred.

Instead, current data suggests buyers became more selective while capital remained concentrated in specific inventory segments.

Brownsville and Harlingen accounted for more than 73% of deployed capital during the reporting period.

The market is still moving.

Just not uniformly.

For more detailed market analysis, custom market reports, investment research, or property specific intelligence, visit DeploySouthTexas.com or contact [email protected].

Eduardo Chavez, REALTOR® | Market Intelligence
TREC License No. 843961
Brokered by Langstar.com Realty
DeploySouthTexas.com

Disclaimer:
Data sourced from the Multiple Listing Service (MLS) and analyzed by DeploySouthTexas™. Information is believed to be reliable but not guaranteed. This report is provided for market intelligence purposes only and does not constitute an appraisal or property-specific advisory.

06/04/2026

South Texas Market Pulse
May 22 – May 30, 2026
DeploySouthTexas™ | Market Intelligence

90 closings.
$26.86M deployed.

Transaction activity accelerated materially.
Days on market remained stable at 99.
Pricing retention moderated to 94.9%.

Average Price: $298K
Median: $265K
PPSF: $153.70
Avg List-to-Sell: 94.9%

Geographic Capital Flow

• Harlingen: $10.84M (34 closings)
• Brownsville: $10.46M (34 closings)
• San Benito: $1.97M (9 closings)
• Rancho Viejo: $838K (2 closings)
• Combes: $781K (4 closings)
• Los Fresnos: $575K (2 closings)
• Indian Lake: $480K (2 closings)
• South Padre Island: $390K (1 closing)
• Primera: $279K (1 closing)
• Rio Hondo: $250K (1 closing)

Harlingen and Brownsville accounted for more than 79% of deployed capital during the reporting period.

Average pricing increased.
Median pricing remained essentially unchanged.
That divergence suggests capital concentration rather than broad-based appreciation.

New construction continued outperforming resale on a pricing-efficiency basis:
• 33.3% of closings
• ~$287K average
• ~$173 PPSF

Builder inventory maintained a meaningful pricing premium relative to resale inventory:
• resale avg PPSF: ~$144
• new construction avg PPSF: ~$173

That spread reinforces the growing separation between builder and resale inventory.

The signal is no longer stabilization.

It is a segmented market.
Liquidity accelerated
Capital deployment expanded
Participation broadened

Investor activity represented 11.1% of closings

Participation remained selective
but capital remained active.

Market Phase: Segmented Market

Not broad appreciation.
Not market euphoria.

A market increasingly defined by product type,
pricing strategy,
and ex*****on quality.

The Takeaway

This market continues rewarding:

• pricing discipline
• positioning accuracy
• product efficiency

Transaction activity expanded materially.

Builder participation strengthened.

But median pricing stability suggests buyers remain selective despite higher overall volume.
The market is not moving as one.
Performance is increasingly segmented.

Eduardo Chavez, REALTOR® | Market Intelligence
TREC License No. 843961
Brokered by Langstar.com Realty
DeploySouthTexas.com

Disclaimer:
Data sourced from the Multiple Listing Service (MLS) and analyzed by DeploySouthTexas™. Information is believed to be reliable but not guaranteed. This report is provided for market intelligence purposes only and does not constitute an appraisal or property-specific advisory.

05/26/2026

South Texas is entering a new expansion cycle.

Port-adjacent industrial opportunities.
Residential development land.
New construction inventory.
Strategic relocation opportunities across the Coastal • Space • Port Corridor™.

DeploySouthTexas™ | Market Intelligence

View listings:
deploysouthtexas.com/listings

Brokered by Langstar.com Realty
https://deploysouthtexas.com/disclosures

Relocation and real estate advisory supporting executive relocation, waterfront acquisition, and corridor-aligned investment across Brownsville, South Padre Island, Starbase, and Port of Brownsville. Request Corridor Advisory Review.

05/25/2026

Industrial, residential, and development opportunities across South Texas.

Now active on DeploySouthTexas™:
• Port-adjacent industrial facilities
• Residential development opportunities
• New construction inventory
• Strategic land positions

View listings at:
deploysouthtexas.com/listings

DeploySouthTexas™ | Market Intelligence