Bryan–College Station Housing Market Update: December 2025 + What It Means for 2026

If you’re watching the Bryan–College Station (BCS) market and wondering “are we finally shifting back toward sellers?”—December 2025 gave us a few signals worth paying attention to.

But here’s the honest take: it’s interesting, not conclusive. One month doesn’t make a trend… especially in a market that always gets a little weird during the holidays.

Below is a clear breakdown of the December 2025 monthly snapshot, the full-year 2025 stats, and my practical predictions for 2026.

December 2025 snapshot (monthly data) — BCS

Median price: $237,400 (+1.5% YoY)Active listings: 1,206 (+17.3% YoY) — but down significantly from Nov 2025Months of Inventory (MOI): 4.4 (+0.5 months YoY) — also down from Nov 2025

What this could mean:

• Even though inventory is still up year-over-year, the drop from November to December (both active listings and MOI) can hint at tightening supply going into early 2026.
• If that tightening continues through January/February, it’s one of the early ingredients of a seller-leaning shift.

What it doesn’t mean (yet):

• December is heavily seasonal. Sellers pull listings, buyers pause, and the mix of homes that close can swing the median price hard.
• That $237,400 median is a good example: it’s much lower than the 2025 annual median for BCS. That’s not “prices crashed”—that’s seasonality + which homes actually closed.

Bottom line: this could be the start of a sellers-market tilt… but it’s too soon to call it. Let’s see whether January and February confirm it.

2025 Year-in-Review: BCS vs Bryan vs College Station vs Texas

BCS overall (2025)

• Median price: $318,000 (+1.2%)
• Active listings: +18.1%
• Closed sales: +3.1%
• MOI: up 0.5 to 4.4

Translation: BCS handled 2025 better than most markets would with higher inventory. More homes for sale usually pressures prices, but BCS still posted modest appreciation and slightly higher sales, a great indication of the market’s foundational strength.

Bryan (2025) — quietly strong

• Median price: $285,000 (+1.4%)
• Active listings: +10.4%
• Closed sales: +8.5%
• MOI: DOWN 0.5 to 3.7

Translation: Bryan was the workhorse. Prices up, sales up, and inventory tightened. That’s not what you see in a market that’s “slowing down.”

College Station (2025) — the cooldown shows up

• Median price: $340,000 (flat vs 2024)
• Closed sales: -3.5%
• Active listings: +23.3%
• MOI: up 1.1 months to 3.8

Translation: College Station didn’t fall apart—it cooled off. More listings + fewer closings = more leverage for buyers than in 2024.

Texas statewide (2025)

• Median price: $335,000 (-1.2%)
• Closed sales: +1.1%
• Active listings: +23.4%
• MOI: up to 4.6

Translation: Texas as a whole saw prices soften while inventory climbed.

The big headline: BCS outperformed Texas in 2025

BCS: +1.2% median priceTexas: -1.2% median price

That’s a meaningful gap—and it reinforces what locals already feel: BCS demand is more resilient than many Texas metros, largely because it’s anchored by the university and steady rental demand.

Why Bryan “beat” College Station in 2025 (and why it’s not that weird)

At first glance, Bryan outperforming College Station surprises people. Here’s what’s really going on:

1. Affordability won 2025. Lower price points move when buyers get rate-sensitive.
2. College Station stayed hotter longer. CS was closer to a sellers market in 2024, while Bryan had already slowed earlier—so Bryan had less “cooling off” left to do.
3. CS is normalizing. It’s not failing; it’s catching up to reality.

If 2025 had one theme, it was this: the market rewarded affordability and good value.

2026 Predictions (with real-world caveats)

1) Rentals: expect strong demand to continue

Rental demand stayed strong even in the 2025 “off-season,” and I expect that to carry into 2026.

What I’m watching:

• Modest rent growth
• Low-to-normal vacancy
• Continued demand from students + faculty/staff + new residents

For investors: this is why BCS keeps being a steady market even when the state gets choppy.

2) Short-term rentals: 2026 gets an event tailwind

If you run Airbnb/STRs, big weekends matter.

• The Savannah Bananas are scheduled for Kyle Field on May 2, 2026, which is exactly the kind of event that can spike nightly rates and occupancy.
• The Aggies had one of its best seasons in 2025 which will lead to an exciting fall for Airbnb host in 2026, and of course Kyle Field host the Texas game this year.
• That tailwind stacks on top of normal BCS event demand.

3) Mortgage rates: likely slow grind down, not a cliff-drop

Most mainstream forecasts still point to rates easing into 2026, potentially dipping under 6% later in 2026 depending on inflation and economic conditions. (Realtor)

My take: if we land around ~5.75% at some point in 2026, that would be enough to:

• increase buyer activity
• reduce rate-lock paralysis
• help listings convert faster

Caveat: The Fed chair change. Jerome Powell’s term ends in May 2026, and leadership/politics can add uncertainty around rate expectations.

4) My 2026 outlook for BCS housing: better than 2025

If rates drift down and rental demand stays strong, BCS should have a stronger 2026 than 2025.

My expectation:

• Inventory decreases slightly
• Price appreciation improves
• Not a boom—but a healthier, more normal market

A reasonable target: ~2.25% appreciation in 2026 (up from 1.2% in 2025), assuming rates cooperate and supply tightens.

What you should do right now (depending on your situation)

If you’re thinking about selling in 2026:Price correctly from day one. Buyers are still picky, and overpricing gets punished fast—especially with inventory still elevated year-over-year.

If you’re buying a home:You’ve got more options than 2024, and negotiating power is better than people think—especially if the home is stale or overpriced.

If you’re investing:BCS remains a “boring in a good way” market: steady rental demand, strong event-driven weekends for STRs, and better long-term resilience than Texas overall.

Want my quick take on your specific plan?

If you want a quick strategy call—buy vs wait, rent vs STR, Bryan vs College Station—shoot me a message and I’ll run the numbers with you.

And check back next month: January/February data will tell us whether December was a blip or the start of a real shift.