Brazosport has more choices now, but buyers are still writing offers
The one fact that changes what a homeowner should do right now: buyers have more to choose from. The Real Estate Data Aggregator counted 326 homes for sale across this market in the three months ending August 31, 2026. That is up 4.8% from the same period a year ago. More choices means a home that is priced or presented poorly will simply sit.
Here is the encouraging part. The Real Estate Data Aggregator also counted 216 pending sales across the market in that same period. Buyers have not walked away. They are still writing offers. The market is more balanced, not broken.
Nationally, Realtor.com reported active listings topped 1.16 million homes in September 2026. That is still 9.1% below pre-pandemic norms, so this is not a flood of inventory. It is a gradual return toward balance. Brazosport is moving the same direction.
Realtor.com also noted that 20.8% of listings nationally saw a price reduction in September 2026, the highest share since 2018. That is a signal worth paying attention to if you are pricing a home here. Buyers are noticing when a number is too high.
Lake Jackson and Clute: prices up, but homes are taking longer
In ZIP 77566, which covers Lake Jackson, Clute, and Richwood, the Real Estate Data Aggregator put the median sale price at $290,000 for the three months ending August 31, 2026. That is up 10.7% from the same months of 2025. That is real price growth. The catch is that homes sat on the market a median of 48 days, which is 14 days longer than a year ago.
The sale-to-list ratio in 77566 came in at 97.6%, up 0.8 points from a year ago, according to the Real Estate Data Aggregator. That means sellers are still getting very close to what they ask. Pending sales actually rose 3.4% year over year. Demand is there. Homes just need a little more time to find their buyer.
Brazoria: prices dipped, but quick contracts jumped
ZIP 77422, covering Brazoria, tells a different story. The Real Estate Data Aggregator counted a median sale price of $224,950, down 20.4% from a year ago. Sales volume also fell, with 22 homes sold, down 38.9%. Those are big moves and worth understanding before you price a home there.
One bright spot: the share of homes going under contract within two weeks of listing jumped 10.2 points to 22.7%, per the Real Estate Data Aggregator. Days on market also fell 29 days shorter than a year ago. So the homes that are priced right in Brazoria are moving quickly. The ones that are not, are not.
West Columbia: more time on market, but sellers still close near asking
In ZIP 77486, which covers West Columbia, the Real Estate Data Aggregator put the median sale price at $258,500, down 13.5% from a year ago. Homes took a median of 78 days to sell. That is a long time, and sellers should plan for it.
Even so, the sale-to-list ratio held at 96.9%, up 0.4 points from a year ago. And the share of homes selling above list price rose 8 points to 8%, per the Real Estate Data Aggregator. Some homes in West Columbia are still drawing competitive offers. Condition and price are doing the work.
How the four ZIP codes compare
| 77566 Lake Jackson | 77531 Clute area | 77422 Brazoria | 77486 West Columbia | |
|---|---|---|---|---|
| Median sale price | $290,000 | $255,000 | $224,950 | $258,500 |
| Median days on market | 48 | 63 | 71 | 78 |
| Sale to list ratio | 97.6% | 98.8% | 94.5% | 96.9% |
| Months of supply | 3.9 | 4.9 | 8.6 | 8.1 |
| Under contract in 2 weeks | 24.8% | 31.7% | 22.7% | 21.9% |
ZIP 77531, covering the Clute area, had the highest sale-to-list ratio at 98.8% and the highest share of quick contracts at 31.7%, both per the Real Estate Data Aggregator. Its median price came in at $255,000, down 9.2% from a year ago. More sales were happening faster there, even as the price pulled back a little.
One more thing for buyers: mortgage rates
CNBC reported that the average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances increased to 7.49% as of October 7, 2026. That affects what a monthly payment looks like. It is part of why some buyers are taking more time, and why sellers need to price with that in mind.
- Inventory is up, homes are taking longer to sell in most of this market, and pricing matters more than it did a year ago.
- But buyers are still active.
- Pending sales across all four ZIP codes totaled 216 in the three months ending August 31, 2026, per the Real Estate Data Aggregator.
- The market has more room to breathe, not a reason to worry.
One last thing worth saying plainly: these numbers cover whole ZIP codes. One street, one neighborhood, or one home can read very differently from the ZIP code average. A home's condition, flood zone, and price point all shape what actually happens. If you want to know where your specific home stands, that is the conversation worth having.
Your next step
(409) 405-5158Text me your address and I will send you what homes near yours actually sold for in Brazosport, and how your home stacks up against that, street by street. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIPs 77566, 77531, 77422 and 77486, the three months ending August 31, 2026, compared with the same months of 2025. Real Estate Data Aggregator last updated them on Oct 6, 2026.
- Federal Housing Finance Agency: U.S. House Prices Rise 2.1 Percent Year over Year; Up 0.3 percent Quarter over Quarter | FHFA, Aug 25, 2026
- Realtor.com: September 2026 Monthly Housing Trends: Price Cuts Hit 4-Year Highs as Mortgage Rates Top 7%, Sep 30, 2026
- Realtor.com: August 2026 Rental Report: Rents Fall for 37th Straight Month as Concessions Give Renters More Leverage, Sep 17, 2026
- Federal Housing Finance Agency: FHFA House Price Index® Up 0.3 Percent in July; Up 2.6 Percent from Last Year | FHFA, Sep 29, 2026
- Redfin: Redfin Reports U.S. Home Prices Rose 0.25% From a Month Earlier in August, Sep 22, 2026
- CNBC: Refinance demand is now half what it was a year ago, as mortgage rates rise again, Oct 7, 2026