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Texas Beach Estate market news · October 12, 2026

Is it a good time to buy a home in Port Aransas?

For buyers, Port Aransas has a lot of leverage right now: 410 of its 589 listings (70 percent) have been on the market a long while, and the median home has been listed 171 days. The median asking price is $610,000, or $449 per square foot. These are asking prices, since Texas does not publish sale prices.

Port Aransas by the numbers

As of October 12, 2026, Port Aransas has 589 homes for sale with a median asking price of $610,000 and a median of $449 per square foot. The median listing has been on the market 171 days, and 410 listings (70 percent) have been listed a long time. There are 139 Gulf front or Gulf view homes, and 236 listings mention rental use. All prices are asking prices because Texas is a non-disclosure state.

How Port A compares to the rest of the coast

There are 1,675 homes for sale across 6 coastal towns. North Padre Island has 532 listings at a median asking of $332,000 ($254 per square foot), 115 median days listed and 19 Gulf front or view homes. Rockport has 335 listings at $399,000 and 98 days. Aransas Pass has 138 at $312,000 and 97 days. Ingleside has 66 at $319,000 and 80 days. Fulton has 15 at about $350,000 and 126 days. Port Aransas is the priciest and the slowest moving of the group.

What this means if you're buying

When this much inventory has been sitting, list price is a starting point. I'd focus on homes that have been up the longest and make an offer based on condition and comparable asking prices, not hope. If you want a list of the longest listed Port A homes in your price range, I'll put it together for you.

What this means if you're selling

Pricing matters more than usual right now. Buyers can see how long homes have been listed, and an overpriced home tends to sit and get passed over. If you're thinking about listing on the island, I'll walk you through what's competing with you and where I'd price it.

Rick's listings at Meraki Beach

I have five villas listed at Meraki Beach on Mustang Island, with rooftop terraces, private spas with plunge pools, and brand new beach access with a boardwalk. In my opinion it's the quietest beach community investment on the island. Details at texasbeachestate.com/meraki-beach.

The Texas Space Coast

Starbase at Boca Chica became its own city in May 2025, and the FAA cleared up to 25 Starship launches a year there. South Padre Island is a few miles north across Brazos Santiago Pass. My search doesn't cover the Valley, so I work South Padre, Port Isabel, Laguna Vista and Starbase directly. Tell me what you're after and I'll send what's available.

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This week, answered

What is the median home price in Port Aransas right now?

The median asking price is $610,000, or $449 per square foot, across 589 listings as of October 12, 2026. Texas doesn't publish sale prices, so this is asking, not sold.

How long are homes sitting on the market in Port Aransas?

The median listing has been on the market 171 days, and 410 of the 589 listings (70 percent) have been listed a long time.

Where is the most affordable beach town on this part of the coast?

By median asking price, Aransas Pass is lowest at $312,000, followed by Ingleside at $319,000 and North Padre Island at $332,000. By price per square foot, Ingleside is lowest at $187.

How many Gulf front or Gulf view homes are for sale?

Port Aransas has 139 Gulf front or Gulf view listings and North Padre Island has 19. The other towns in the report show none.

Why are these asking prices and not sale prices?

Texas is a non-disclosure state, so sale prices aren't published. I use current asking prices on listed homes, which tell you where sellers are, not exactly where deals close.

Can you help me find a home on South Padre Island or near Starbase?

Yes. My site search doesn't cover the Valley, so I work the Space Coast directly. Tell me what you want in South Padre, Port Isabel, Laguna Vista or Starbase and I'll send you what's available.

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