🏡 RGV Real Estate: What’s Happening in the Past Two Weeks

The Rio Grande Valley market has stayed active, and the past two weeks highlight a clear trend: a buyer-leaning market with steady movement for well-priced homes. Here’s your clean, link-free update you can use in blogs, newsletters, or client communication.

Inventory Is High, Giving Buyers More Choices

Inventory across the McAllen-Edinburg-Mission metro has risen significantly compared to last year. Active listings are up roughly 30 percent year over year, pushing total inventory to more than nine months.

This shift gives buyers more leverage, more options, and more time to shop, while sellers face increasing competition.

Home Prices and Sales Activity Show Mixed Signals

The median sale price in McAllen recently settled around the mid-$260s, showing a drop from the year before. Despite lower prices, the number of homes sold has actually increased, and days on market have improved.

Across the Valley overall, more than four thousand homes have sold so far this year, showing that buyers are still very active despite pricing shifts.

In short, buyers are gaining power, but demand hasn’t disappeared.

Most In-Demand Price Ranges

The sweet spot for buyer activity continues to be:

• $160,000 to $299,999
  
  
• With the $240,000 to $259,999 segment leading the way
  
  

Move-up homes in the $300,000 to $499,999 range are also experiencing healthy movement, especially homes that are newer or well updated.

Luxury homes above $500,000 are seeing slower turnover but steady interest from buyers prioritizing lifestyle over price.

What This Means for Buyers

• You have more options and less pressure than last year.
  
  
• The market gives you room to negotiate, especially when homes have been sitting.
  
  
• Well-priced homes still move quickly, so stay ready to jump when the right one pops up.
  
  

What This Means for Sellers

• Pricing competitively is essential. Overpricing results in longer market times.
  
  
• Presentation matters more than ever — staged, clean, move-in-ready homes attract the strongest attention.
  
  
• Homes under $300K or in the high-demand mid-range still perform well when priced correctly.
  
  
• Higher-end listings may take longer, so patience and strong marketing are key.
  
  

What To Watch Next

Over the coming weeks, the biggest factors shaping the RGV market will be:

• Inventory levels and whether they continue rising
  
  
• Price adjustments as sellers respond to competition
  
  
• Changes in buyer demand if interest rates shift
  
  
• The performance of mid-range homes versus luxury properties
  
  

Bottom Line

The RGV real estate market is leaning toward buyers right now, but strategic, well-priced listings continue to sell. Even with rising inventory and softening prices, the Valley remains active, and motivated buyers are still entering the market every day.

This is a strong time for:

• Buyers looking for value
  
  
• Sellers who price competitively
  
  
• Agents who position their listings thoughtfully and market aggressively