If August felt slow, you weren't imagining it. But the first few days of September already look different — and so does the last two years of fall data. Here's the quick version.
What Happened Last Month - August 2026
August was the softest month of the year, and the softest August in six years.
- Only 19% of listings that changed status actually sold. Of 130 listings, just 25 closed. 21 were withdrawn. 40 expired.
- Homes took a median of 158 days to sell — the slowest August since 2021, when it was 70.
- The median sale price fell to $485,000 — the lowest August price since 2021, down 18.5% from last August.
- Inventory sits at roughly 31 months of supply. A balanced market is 5-6 months.
August 2026 was the weakest month of the year so far. If it felt discouraging, the numbers back that up.
Why the First Few Days of September Are Remarkable
Early September already looks better than August.
- Sales closed at 88.8% of asking price, better than August's 87.0%.
- Some of that early activity is sellers withdrawing stale summer listings — a healthier sign than a slow bleed. It looks like the market resetting, not stalling.
- If the early pace held all month, September would land near 40 sales — a real step up from August's 25.
Six days isn't a trend yet. But every early signal points up.
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The Myth: "Nothing Sells After Summer"
I keep hearing this from full-time residents, buyers, and sellers alike — that once Labor Day passes, the market goes quiet until spring. The data says that's just not true.
2024: Fall (Sep-Dec) averaged 29.8 sales/month — higher than summer's 25.0. October ran 48% above summer. December ran 60% above it.
2025: Fall averaged 32.5/month vs. summer's 40.7 — a real dip, but a modest one. September, October, and December were all within 4-14% of summer. Only November was genuinely weak both years.
The real story: fall matches summer closely, except for a specific November lull. That's a very different picture than "the season is over."
To Sellers: September Is Signaling a Strong Fall — Don't Sit This One Out
If you've been tempted to pull your listing and wait for spring, the data doesn't support that.
September has already priced better than August did all month, and fall historically holds up close to summer. Buyers with year-end motivations — 1031 deadlines, tax planning, holiday timing — are genuinely active right now.
Waiting for spring isn't the safe bet it sounds like, either — supply going into spring hasn't been any lighter than fall the last two years. If your listing has been sitting, a real price reset now beats a withdrawal or a timid nudge.
To Buyers: This Is Your Market
If you've been waiting for the right moment, this is close to it.
Supply is deeply oversupplied at ~31 months. Prices are down double digits year-over-year. Sellers are averaging high-80s percent of ask — real room to negotiate, especially with anyone who's been sitting since summer.
And because most people still believe the "nothing sells after summer" myth, buyer competition tends to thin out right now — even though sellers are still closing deals. Real inventory, real price flexibility, lighter competition than the calendar suggests. That's a good combination.
To Everyone: Check Out my Incredible Listings!
I'd be doing you a disservice if I pulled this analysis and didn't turn the same lens on my own inventory. Here's how five of my active listings stack up — and which ones I'd point any value-minded buyer toward.
Best buy #1 — 210 Social Circle #9-107, Cinnamon Shore. Just repriced to $1,395,000 for 2,587 sqft, or $539/sqft — nearly 23% below the Cinnamon Shore median. What makes this one special isn't just the price — it's only been on the market 88 days, actually faster than the typical Cinnamon Shore pace. This isn't a stale listing that finally got cheap enough; it's a well-priced property in the strongest submarket in the zip code that simply hasn't been snatched up yet.
Best buy #2 — 167 Spanish Dagger, Palmilla. $879,000 for 2,092 sqft, or $420/sqft — nearly 40% below the Palmilla median. Three near-identical comps on the same street have closed at or below $870,000, meaning this listing is already priced right in line with what's actually trading nearby — in a submarket where the broader median runs dramatically higher. Plus, this property is having it's best year in terms of STR rental income.
Best buy #3 — 500 Ocean View, Port Aransas (gulf-front). $2,495,000 for 4,513 sqft, or $553/sqft. Measured against the rest of the zip code this looks like a luxury number — but measured against its true peer group (Port Aransas' own $2.25M+ tier, which averages $795/sqft), it's priced below the competition. Direct gulf-front access - heck! practically right on the beach - at this basis is genuinely hard to find...anywhere.
264 Marina Dr, Island Moorings. $890,000 for 1,961 sqft, or $454/sqft — about 17% below the Island Moorings median. This corner-lot property has some cosmetic and maintenance items to address, which is exactly why the price reflects room to invest — a straightforward opportunity for a buyer willing to put in a little work for meaningful upside. Plus this is on-the-water living in Island Moorings - great access to the canal, to the flats, and straight out into the gulf.
301 E Avenue C #2, Port Aransas. $619,000 for 1,476 sqft, or $419/sqft — right in line with the Port Aransas median. The price isn't a steep-discount play, but the income story is: this property is having its best year yet, on pace for $55,000 already in gross rental income for 2026, and has outperformed the broader Port Aransas market in both occupancy and RevPAR every single month this year. For an investor weighing sticker price against actual return, this is a newer-build (2011), 4-bedroom, pool home that's already proving itself as a top-tier income producer.
Data reflects MLS activity for zip code 78373 (Port Aransas) through September 7, 2026.