🏡 Rio Grande Valley Real Estate Check-In: The Last Couple of Weeks

🏡 Rio Grande Valley Real Estate Check-In: The Last Couple of Weeks

As we move into early December, the Rio Grande Valley market is active, but in a very different way than the frenzy of a few years ago. The big story right now:
✅ More homes on the market
✅ Buyers have choices
✅ Sellers can still win with the right price and presentation

Let’s break down what has been happening across McAllen–Edinburg–Mission, Brownsville–Harlingen, and the surrounding RGV communities.

💰 Prices: Mostly Stable, With Small Shifts

Across the Valley, prices are holding fairly steady with some areas ticking up slightly and others softening a bit.

• In McAllen, recent data shows a median sale price in the mid-200s to high-200s, depending on the month and neighborhood.
  
  
• For the broader McAllen–Edinburg–Mission area, the median sale price sits around the low- to mid-200s, with list prices higher.
  
  
• In Brownsville–Harlingen, average values are still under the $300K mark for many homes, with some price growth compared to last year in popular areas.
  
  

Overall, the RGV is not crashing and not skyrocketing. It is acting like a normalizing market: some softening in a few pockets, gentle growth in others.

⏱️ Days on Market: Longer, But Homes Still Sell

Homes are taking longer to go under contract than they did during the peak seller’s market, but they are still selling.

• Many homes in the McAllen–Edinburg–Mission area are going pending in about two to two-and-a-half months.
  
  
• Brownsville–Harlingen is similar, with average time on market often in the two- to three-month range.
  
  

The practical takeaway:
✨ Well-priced, clean, move-in ready homes are the ones that move.
⏳ Overpriced or tired listings sit and generate those long days-on-market stats.

🏘️ Inventory: A True Buyer’s Market In Many Areas

One of the biggest shifts this fall has been how many homes are on the market.

• There are significantly more active listings across the Valley than there were a year or two ago.
  
  
• In several spots, inventory levels line up with what we would call a buyer’s market.
  
  

What this means on the ground:

• 🧑‍🦱 Buyers have options, time, and negotiation power.
  
  
• 🏠 Sellers must stand out with price, condition, and marketing if they want results.
  
  

📉 Mortgage Rates & Affordability In The Valley

Mortgage rates have pulled back from their highest levels and are hovering in a more manageable range.

For the RGV specifically, this matters because:

• Home prices here are still well below many Texas metros.
  
  
• Even with rates higher than they were a few years ago, the Valley remains one of the more affordable regions in the state, especially for first-time buyers and investors.
  
  

If you are renting, thinking about a move up, or eyeing a second home or investment property, this combination of more inventory + modest prices + easing rates can create opportunity.

🧾 What This Means If You Are Selling In The RGV

If you are considering selling in McAllen, Mission, Edinburg, Brownsville, Harlingen, or the surrounding communities:

1. Price with the market, not your memories. Buyers have choices now. Look closely at recent closed sales, not just what neighbors are asking. 📊
   
   
2. Dial in presentation. Fresh paint, clean landscaping, decluttering, and professional photos are no longer “nice to have”. They are essential. 📸
   
   
3. Be prepared for a longer runway. Many homes are selling, but 60–90 days on market is normal in many price points right now.
   
   

A strong pricing strategy and polished presentation can still get you top dollar in this environment. ⭐

🔑 What This Means If You Are Buying In The RGV

For buyers, the last few weeks and months have been a big shift in your favor:

• You are not competing with 10 or 15 offers on most homes.
  
  
• You often have room to negotiate on price, repairs, closing costs, or timelines.
  
  
• You can be more thoughtful and selective, instead of feeling rushed to write an offer the same day you tour.
  
  

If you have been waiting for things to “cool off” before jumping into the market, this is exactly the type of market you were waiting for. 👀

📲 Let’s Talk About Your Next Move In The Rio Grande Valley

Every part of the RGV – from Mission and McAllen to Edinburg, Weslaco, Harlingen, and Brownsville – has its own micro-market and story. If you want a neighborhood-specific update, a home value check, or a step-by-step plan to buy or sell, I would love to help. 🌴

Contact Information

Deldi Ortegon, REALTOR® 🏡
Deldi Ortegon Group | Keller Williams RGV
📞 Call or text: (956) 225-5509
📧 Email: deldi@deldiortegon.com