🌊 Corpus Christi Market Snapshot: June–July 2025

1. 📊 Median Prices & Trends

• June 2025 saw the median sold price rise to $278,700, marking a 3.2% increase from $270,000 in May.

• Zillow reports the average home value at about $221,715, a 2.2% drop from last year, with ~44 days to pending.

• Redfin indicates a recent median sale price of $265,000, down 4.3% year‑over‑year, with homes selling ~3% below list .

2. 🏘 Inventory & Market Balance

• Active listings rose 5.2% month‑over‑month to 2,027 in June.

• FRED data shows a total of 3,589 listings across the metro in May 2025 — slight seasonal dips from April.

• Rocket classifies Corpus as a buyer’s market, reflecting slower demand and extended listing times.

3. ⏱ Time on Market Dynamics

• Average days to sale continued its upward trend — 110 days in June, up ~11% from May’s 99 days .

• Only 10% of homes sold within 30 days, while 46% stayed on the market over 90 days.

• 4. 💰 Price by Bedroom Count

• Standout home types in June:

  • 4-bedrooms: median jumped from $323.5K to $383K (+18.4%)

  • 5+-bedrooms: surged from $365K to $625K (+71%)

  • 1-bedrooms: rose from $60K to $169.5K (+182%) 

5. 💸 Buyer vs. Seller Leverage

• 60% of homes sold below asking, with only 14% above list price, emphasizing buyers’ negotiating edge .

• Redfin reports homes averaging 3% under list and pending in ~59 days.

6. 📍 Neighborhood Snapshot

• ZHVI by area (via Zillow):

  • Bay Area: $213,954

  • South Side: $262,127

  • Flour Bluff: $237,754

  • Calallen: $247,310 

7. 🏗 Broader Market Context

• Coastal properties—especially updated homes—maintain strong interest.

• Experts forecast healthier new‑home sales (+11%) and a balanced market ahead.

🔍 Strategic Takeaways

For Buyers:

• Take advantage of high inventory, price discounts, and extended sale timelines.

• Focus on well‑positioned 4‑ and 5‑bedroom homes—some appreciated significantly in June.

For Sellers:

• Inventory growth means staging and competitive pricing matter.

• Homes in prime areas or coastal zones may still command premium prices.

For Investors:

• Long hold or flip strategies could work—new‑home sales strengthening and mid‑to‑larger homes showing momentum.

For Renters:

• With the average sale-to-list ratio leaning toward buyers, rental demand could grow, especially near beaches or schools.

July Outlook

• Expect inventory to remain elevated, with steady average sale prices and continued buyer-market conditions.

• Mortgage rates hovering around 6–7% suggest affordability will remain tight for many.

• With slower sales cycles (~3–4 months), buyers can negotiate thoughtful offers; sellers should aim for freshness and differentiation in listings.

🧭 July Real-Estate Recap

Corpus Christi’s market in June–July 2025 is clearly buyer-favored—with steady price growth in select segments, increased inventory, and lengthened time on market. A strategic month for buyers and an opportunity for sellers to stand out with staged and well-priced properties.