Jeff Bulman Real Estate

Jeff Bulman Real Estate Real Estate Broker & Advisor | 30+ Years Serving the Houston Bay Area | Luxury Service, Proven Results

Alexander Graham Bell said, Before anything else, preparation is the key to success – and Friendswood native, Jeff Bulman, is a proper case in point. A recognized top-producing broker with impressive professional credentials, Jeff's real estate education and preparation for success began when he was still in high school, working for a small, local Friendswood realty firm answering phones. Jeff le

arned from the ground up about sales, customer service, marketing, and management. He earned his salesman's license at 19 and become a broker at 21 – all while finishing high school at Clear Brook High School and earning a degree in real estate at San Jacinto College. He later taught real estate investment as an adjunct professor at SJC. One of Jeff's most formative work experiences came with selling more than 1,000 corporate-owned residential properties as a real estate manager for Fortune 100 companies across 35 states. “I did that for five years and gained invaluable negotiating, appraisal and marketing skills”, he says. “Perhaps most importantly, I gleaned a true understanding of why some homes sell – others don't. That's been incredibly valuable for my clients.”

Efficient, business-oriented and considerate, Jeff's deep knowledge of the real estate market and his confident approach to marketing and contract negotiation instill confidence and trust in his clients. His loyal clients return to Jeff for all their property transactions and refer him to family and friends. Jeff's designations and certifications include Certified Residential Specialist and Certified Luxury Home Marketing Specialist, and he is a member of the Institute for Luxury Home Marketing. He holds the Certified Relocation Professional designation and is particularly adept at helping clients relocate into or out of Houston. Jeff is a member at Calvary Houston Church, supports CapGal, and the Galveston Walk to End Alzheimer's. He enjoys family time with his wife and son, and, whenever possible, may be found on the golf course or cheering on the Astros.

08/25/2026

Build your coastal retreat on this canal front homesite in the popular Terramar Beach community on Galveston Island. Enjoy outstanding sunset views toward Galveston Bay from your future home. The property features a concrete bulkhead and an existing sprinkler system. Terramar Beach offers a private boat launch, fishing pier, neighborhood pool, and beach access. Send a message or call 📱 281-612-JEFF for information.

Jeff Bulman, Broker / Owner
Jeff Bulman Real Estate

WHAT JULY'S CLOSINGS ACTUALLY SAY ABOUT THE BAY AREA MARKETThere is a widespread belief right now that homes are not sel...
08/19/2026

WHAT JULY'S CLOSINGS ACTUALLY SAY ABOUT THE BAY AREA MARKET

There is a widespread belief right now that homes are not selling. The July closing data across the Bay Area tells a different story, and it is worth walking through carefully rather than reducing to a headline.

⏱️ Sales held steady. Speed improved.

751 single-family homes closed across the Bay Area in July 2026, compared to 754 in July 2025. That is a difference of three homes out of more than seven hundred. Flat.

What changed is how quickly those homes sold. Median days on market fell from 41.5 days to 32 days. The median sales price rose to $368,000, up 2.2% year over year. Total sales volume reached $321.9 million, up 3.3%.

Same number of transactions, higher prices, and nine and a half fewer days to get there.

📊 Nearly half of all homes sold in 30 days or less.

This is the single most useful figure in the report for anyone weighing a move.

In July 2025, 327 homes sold in 30 days or less. That was 43.4% of the market.

In July 2026, 371 homes sold in 30 days or less. That is 49.4% of the market.

Forty four more fast sales in a market where total sales did not grow at all. The share of homes selling inside a month climbed six full percentage points in twelve months.

Here is the detail worth sitting with. Within that group of fast sellers, the median days on market was 10 days in 2025 and 10 days again in 2026. Homes that are priced, prepared and marketed correctly are not simply selling. They are selling in about a week and a half. That number did not move. What moved is how many homes now land in that category.

📍 Where the volume is

Six cities carried the large majority of July closings.

📍 Pearland led with 133 sales, up 3.9% year over year, at a median price of $390,000. Just over 60% of Pearland homes sold within 30 days.

📍 League City followed closely with 131 sales at a median of $407,800. Fast sales there jumped from 46.8% to 57.3%, a ten-point gain and the largest improvement of any major market in the region.

📍 Galveston recorded 84 sales, up 12%, with total volume up 10.6%. Homes selling within 30 days rose from 22.7% to 31%.

📍 Friendswood posted 80 sales, up 3.9%, with 57.5% selling inside a month.

📍 Clear Lake closed 65 sales at a median of $365,000, up 10.6% year over year. Sixty percent sold within 30 days.

📍 Texas City recorded 64 sales at a median of $305,000.

💰 The upper end is moving too

Sales at $600,000 and above rose 8.8%, from 91 homes to 99, with volume in that segment up 13% to $89.6 million. Median days on market for those homes dropped from 81 days to 45. Half of the region's $600,000-plus sales closed in a month and a half or less. A year ago that same midpoint sat closer to three months.

🔴🔵 Not every price point behaves the same way

The Bulman Report grid breaks the region down by ZIP code and price band, and the pattern is consistent enough to plan around.

Entry-level and mid-range homes across Friendswood, Clear Lake, League City, and Pearland sit in seller's market territory, largely from $300,000 through $600,000. Move above $800,000 in several of those same ZIP codes, and conditions shift toward buyers.

🌊 Coastal markets run on a different clock. Galveston, Bacliff, and La Marque show buyer's conditions across most price bands. That is not bad news. It is actionable information. A buyer with flexibility has genuine negotiating room on the water right now, while a seller with a well-presented home in 77546 or 77573 is competing against thin inventory.

✅ What this means in practice

For sellers, preparation, pricing and marketing are still the entire difference between a 10 day sale and a 100 day one. The homes clearing in under two weeks are not lucky. They have great marketing and they are ready for buyers.

For buyers, the opportunity depends heavily on where you look and at what price point. The same month that produced 60% fast sales in Pearland produced a buyer's market across most of Galveston.

🔑 The bottom line

Homes are selling. Nearly half of them sold in under a month. Want to know what your specific home is worth? Call or send me a message.

Jeff Bulman, Broker/Owner
Jeff Bulman Real Estate
📲281-612-5333
📩[email protected]

Just Sold 🏠 23006 Martes | This luxury home in Galveston sat on the market with another agent for over 200 days with alm...
08/07/2026

Just Sold 🏠 23006 Martes | This luxury home in Galveston sat on the market with another agent for over 200 days with almost no activity. The sellers were frustrated wondering if their home would ever sell.

The sellers interviewed several agents, and I was excited to be chosen for the job and secured a buyer. Homes are selling in Galveston with the right marketing.

Thinking of selling? Call Jeff. 281-612-5333

Jeff Bulman, Broker/Owner
Jeff Bulman Real Estate

07/31/2026

Does more inventory of homes in League City mean the market is worse? From 2008 to 2026 League City has added thousands of homes and tens of thousands of residents. We have more homes in League City, so we have more houses on the market. Right now in the summer of 2026 there is just under a four-month supply of homes for sale, which is traditionally a seller’s market. Homes priced right, in good condition with great marketing are selling. There has been an increase in the number of homes that sold in under 30 days. It’s normal for new construction to take many months to sell. If you would like a custom marketing strategy for your home, reach out at 281-612-JEFF.

🏠 Wall Street stopped buying homes. Now watch what they list.📊 Parcl Labs just put numbers on it. Institutional owners h...
07/23/2026

🏠 Wall Street stopped buying homes. Now watch what they list.

📊 Parcl Labs just put numbers on it. Institutional owners have 9,447 single family homes on the market right now, up from 4,166 on February 1. That is roughly $3.1 billion in asking price. They have gone from net buyers to net sellers, moving 3,180 more homes than they bought since January 1.

📉 Here is the part buyers should care about most. 54% of institutional listings already carry a price reduction, against 38.7% for the market overall. Their average markdown deepened from about 3.1% to 4% of asking since early May. These are motivated sellers with spreadsheets, not emotions. They cut and they move.

⚖️ What changed. The new federal housing law bars any owner of 350 or more single family homes from buying more. It does not force them to sell what they own, but it caps growth unless they pivot into build to rent, rent to renovate or homeownership programs. So the capital is rotating, and the underperforming assets are hitting the market.

This is national data, not Houston area data, and it is a shift, not a fire sale. Institutional players hold about 3.9% of the nation’s single family rentals. Nobody should expect a flood of cheap houses in the next week.

🔑 But this shift matters as corporations own a lot of homes in the Houston area. The all cash investor who used to outbid you on the starter home is out of the game. Price flexibility is showing up at the top of the market. Parcl’s own analyst says the next six to eight weeks tell the story.

📍 We are starting to see these homes hit the market in League City and other markets. They will represent the bottom of the market as most have had no updates and basic repairs, but there will be opportunities for buyers and local investors. Message or call me if you would like to learn more about how to access these listings.

Jeff Bulman, Broker / Owner
Jeff Bulman Real Estate
📱 281-612-5333

07/17/2026

🏠 BULMAN REPORT | July 2026 🏠 Homes across our market sold in a median of just 33 days, down more than 20% from a year ago. Sales were up 8%. Buyers are active and well-priced homes with great marketing are moving fast. ⚡

Here’s the city-by-city breakdown from this month’s Bulman Report: 👇

🔴 THE SELLER-LEANING SIDE 🔴

📍 Friendswood – Homes sold in a median of just 20 days, over a third faster than last June. Nearly every price band is in seller’s territory.

📍 League City – Median of 26 days on market, down from 42 last year. Steady sales, deep demand in the core price ranges.

📍 Pearland – 22 days median, down 25% from a year ago. One of the fastest-moving markets in the area.

📍 Clear Lake – The fastest in the region: a median of just 13 days. ⚡ Sales up 10% year over year.

📍 Dickinson – Sales up 32%, and homes selling in a median of 24 days, nearly twice as fast as last June.

📍 Alvin – Sales up 39%, average price up 15%, and homes moving 25% faster than a year ago.

📍 Webster – Sales tripled from last June, with homes selling in a median of 34 days, down from 90.

📍 Kemah – Homes that sold moved in a median of 37 days, down from 105 last year.

📍 Seabrook – Average sale price jumped nearly 35% year over year on rising volume. 📈

🔵 THE BUYER-LEANING SIDE 🔵

🌊 Galveston (all ZIPs) – Sales are up 29%, but homes are taking a median of 120 days to sell. Buyers have the leverage here, which makes pricing and presentation everything.

🌊 Texas City – Days on market stretched to 80. Homes are still selling, but strategy matters more than it did a year ago.

🌊 La Marque – Sales up 55%, but prices softened. Activity is strong at the right price.

🌊 Bacliff & San Leon – Strong buyer’s conditions. Sellers here need a strong marketing plan.

🌊 Jamaica Beach & Tiki Island – Coastal luxury is moving selectively. The homes priced to the market are the ones closing.

💡 Here’s what this means if you own a home here:

✅ If you’re on the seller-leaning side, demand for your home may be stronger right now than at any point in the last year. Homes like yours are selling in three to four weeks, not months.

✅ If you’re on the coastal side, selling is absolutely still possible, but the difference between sitting for six months and closing in sixty days comes down to a great marketing strategy and correct pricing.

I’ve spent 30 years analyzing this market, and every month I break down the actual MLS data city by city in the Bulman Report. 📊

Curious what your home would sell for in today’s market?
Give me a call 📱 281-612-5333

Jeff Bulman, Broker/Owner
Jeff Bulman Real Estate

06/23/2026

The only skyscraper in downtown Galveston is for sale. And the opening bid will shock you.

One Moody Plaza just hit the auction block. Bidding opened at $700,000. That’s under two dollars a square foot for a 23-story tower appraised at $36 million.

This building went up in 1972 as the home of American National Insurance, the empire William Moody built from right here on the island. After more than 50 years, the company moved out. Now the Moody name is up for grabs.

23 stories. 357 feet. The tallest building in the county for 35 years and still the first thing you see coming over the causeway.

I’ve spent three decades watching this skyline. I never thought I’d see this one for sale.

Got questions about the real estate market? Call me.

Jeff Bulman, Broker/Owner
Jeff Bulman Real Estate
281-612-JEFF

Bulman Report 🏠June 2026The Bulman Report covers 19 zip codes in southern Harris County, most of Galveston County, and e...
06/23/2026

Bulman Report 🏠June 2026

The Bulman Report covers 19 zip codes in southern Harris County, most of Galveston County, and eastern Brazoria County. My goal with creating this report is to show consumers that there is no one-size-fits-all approach to real estate markets, which is something the media frequently misses in their reporting. Yes, some homes are selling in a week and others are taking over six months to sell; both statements are true. Supply and DEMAND are not the same in every city or price range.

There was a 21% increase in May in the number of homes that sold in 7 days or less. These sales represented a significant portion of the overall sales in these cities.

Clear Lake had 28 sales, which represented 38% of the sold homes.
Friendswood had 21 sales, which represented 36% of sold homes.
League City had 41 sales, which represented 29% of sold homes.
Pearland had 35 sales, which represented 27% of sold homes.

Here's what the 171 homes that sold in a week or less in May 2026 have in common:

They were mainstream, mid-priced homes. The median fast sale closed at $360,000, and the sweet spot was the $300K to $500K range, where 98 of the 171 sold. The luxury end had 2 homes above $800K that sold within a week.

They were priced right, and buyers competed. This is the most telling pattern. Among the fast sellers, the median home closed at exactly 100 percent of list price, and 65 percent sold at or above asking. Compare that to the slower homes, where only 31 percent reached list. They also held a slightly higher price per square foot than the rest of the market ($168 vs. $161 median). Selling fast was not about underpricing. It was about pricing accurately enough to trigger competition.

They were established resale homes, not new builds. The typical fast seller was a 3- to 4-bedroom, roughly 2,150-square-foot home built in the late 1990s to early 2000s. Only 8 percent were new construction, versus 19 percent of the slower-selling homes. Move-in-ready, well-located existing homes outran brand-new inventory.

What's not selling quickly? Roughly one in four homes took more than 120 days to sell, with the typical one sitting around 210 days and a handful lingering well over a year. Almost three-quarters of these homes ended up closing below their asking price, most after one or more price reductions along the way. They tended to fall into two groups: the most budget-sensitive homes under $300,000 and the higher-end properties above $800,000, where nearly half of all sales took more than four months. They were concentrated in the coastal and value markets, with Galveston, Seabrook, and Texas City showing the highest share of slow sales. The common thread was a starting price set above what buyers were willing to pay, which is one of three reasons a home sits while other homes move. Would you like to know the other two reasons? Send me a message.

Just sold 🏠 4505 Spring Iris CtThe seller's review -> "True professional. Excellent market knowledge and knows every det...
06/04/2026

Just sold 🏠 4505 Spring Iris Ct
The seller's review -> "True professional. Excellent market knowledge and knows every detail of how the transaction should happen, what could happen and what to be prepared for. I have known Jeff Bulman personally and professionally for over 20 years and my personal experience is standard in the way Jeff manages his business and all his clients."

My client reviewed multiple offers and accepted one in just 6 days.

Homes are selling. Making a move? Let's talk.

281-612-JEFF

Jeff Bulman, Broker/Owner
Jeff Bulman Real Estate

06/02/2026

🏝️ GALVESTON DEVELOPMENT UPDATE: 4 BIG STORIES RESHAPING THE ISLAND

If you own property in Galveston, own a vacation home on the island, or just love watching what's happening down on the coast, the last few weeks have delivered some major news. Here are the four biggest development stories you need to know about right now 👇

📍 1. SACHS ON THE SEAWALL — $540 MILLION MIXED-USE PROJECT APPROVED
On Thursday, May 7, Galveston City Council approved zoning changes to facilitate the Sachs on the Seawall development at 10302 Seawall Boulevard on the West End. This is one of the largest single development projects in recent Galveston history.
Here's what is planned:
A 216-room Marriott Renaissance Hotel
Two 11-story condominium towers totaling 156 units
Two apartment buildings with 236 total units
70,000 square feet of retail and dining
Developer Mohamed Eldawy of Royal Crown Enterprise LLC announced anticipated tenants including La Madeleine French Bistro and Floyd's Cajun Seafood. The project is projected to generate $8.32 million annually in property tax revenue and over 475 new jobs.

The Federal Aviation Administration has approved structures up to 150 feet (approximately 11 stories) due to proximity to Scholes International Airport. Eldawy has announced plans to establish an environmental preserve at the northern end of the property to protect bird migration routes and the local coyote population (known locally as "ghost wolves"), with public access to the preserve. Following the May 7 approval, the developer has a two-year window to obtain a building permit.

📍 2. SOLARUS — WEST END CONDO PROJECT SCALES BACK
In response to city concerns, developer Galen Dru Kahlenberg has revised plans for Solarus at 10717 San Luis Pass Road. The original 10-story high-rise has been scaled down to a five-story, 46-unit condominium project. Unit pricing is set to range from $750,000 to $1.1 million. The rooftop will feature pickleball and basketball courts, miniature golf, and a lounge area.

📍 3. STEWART BEACH — CITY OF GALVESTON SEEKS DEVELOPER FOR MIXED-USE BEACHFRONT DESTINATION
On May 26, the City of Galveston issued a Request for Proposals from private developers interested in building a mixed-use beachfront destination at city-owned Stewart Beach. The project could include restaurants, entertainment, hospitality, public gathering spaces, beachfront amenities, and structured parking.
Developers have until 10 a.m. on Thursday, June 18, 2026, to submit proposals. The redevelopment will replace the 40-year-old Stewart Beach Pavilion, which closed to the public years ago and was demolished in late 2024.

📍 4. TIARA ON THE BEACH — GALVESTON'S FIRST NEW HIGH-RISE IN 17 YEARS IS RISING FAST
This one is already under construction and ahead of schedule — and it's a story worth watching closely.
Tiara on the Beach, located at 10525 San Luis Pass Road on the West End, broke ground December 6, 2024 — ending a 17-year drought of new high-rise construction on the island that began after Hurricane Ike in 2008. The 10-story luxury tower is developed by Houston-based Satya Inc., led by CEO Sunny Bathija, with Ludlow & Associates as general contractor.
In a significant milestone, the building topped out on March 12, 2026 — six weeks ahead of schedule. Completion is expected in summer 2027.

Here's what makes this project stand out:
- 63 total units, including 7 penthouses and 2 "Penterras" (penthouse-level residences on the first floor)
- 1 to 3 bedrooms, ranging from 1,661 to 4,306 square feet
- Prices from $1.2 million to over $3 million
- Every unit faces south — sunrise views to the east, sunset views to the west
- Private access to 300 linear feet of beachfront

No short-term rentals permitted — strictly private residential
Interior finishes include Thermador appliance packages in standard residences and Gaggenau appliances in penthouses, Italian soft-close cabinetry, quartz countertops, spa-inspired bathrooms with freestanding soaking tubs, rain showers, and frameless glass. Every unit is pre-wired for smart home technology and automated blinds.

Amenities include a 24/7 concierge lobby, infinity-edge pool overlooking the Gulf, fitness center and yoga studio with Gulf views, golf simulator, private wine storage and tasting room, cigar lounge, media room, hot tub, fire pits, pickleball/basketball court, and a grilling island.

This is Galveston's first true luxury condo to be built in nearly two decades — and it's going up directly next door to the $540 million Sachs on the Seawall development. The West End of Galveston is being completely transformed.

Galveston Island isn't just a beach town anymore — it's becoming one of the Gulf Coast's premier luxury destinations. With 30 years of experience selling property in Galveston County, I've watched this market through every cycle. What's happening on the West End right now is unlike anything we've seen since before Ike.

If you have questions about what this means for Galveston property values, I'm happy to talk. 📞 281-612-JEFF

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