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Sell · Galveston to South Padre

How do you price a beach house to sell on the Texas coast?

Start below the crowd. On October 12, 2026, 907 of the 1,675 homes for sale across 6 beach towns (54%) had been listed more than 120 days. The homes that sell are priced on the view, the sand and the rental history, not on what the neighbor is asking.

Coast inventory, October 12, 2026

What sellers are up against

1,675
Homes for sale on our coast report
54%
Listed more than 120 days
Ingleside: 80
Fastest town, median days listed
158
Gulf front or Gulf view listings

Why so many beach houses sit

In Port Aransas (70% past 120 days), Fulton (53% past 120 days), North Padre Island (48% past 120 days), a big share of what is listed has been there for months. Those homes set the asking prices buyers see first, so a new listing priced to match them usually joins them. Texas is a non-disclosure state, so sale prices are not public. Every figure here is an asking price or days listed on homes for sale on October 12, 2026, from the Houston and South Texas MLS feeds.

What buyers pay for on the coast

Three things move a beach house: the water (Gulf front, bayfront or canal with a slip), the sand or the dock you can walk to, and the rental history if it has one. A clean rental record with real occupancy and nightly rates is the strongest pricing evidence a seller can hand a buyer.

How we sell a beach house

We price against the homes that actually trade, not the ones sitting. We market to the buyers who already love that stretch of coast: Austin, Houston, San Antonio and Dallas families, rental investors and the fishing and boating crowd. And we show the numbers. Every Monday we publish asking prices, days listed and rental mentions for every beach town on the coast market report.

Selling a rental property

If the home is in a rental program, the calendar can stay full through closing, and the buyer may keep it in the program. Bring the last two years of statements and we will build the pricing around them.

Your rights in a Texas sale

Texas law asks every broker to share the Information About Brokerage Services notice before working with you. Read it here: https://www.trec.texas.gov/forms/information-about-brokerage-services
By town

How long beach houses are sitting

Homes for sale on October 12, 2026. Asking prices only.

TownFor saleMedian askingMedian days listedListed 120+ days
Port Aransas589$610,00017170%
Rockport335$399,0009845%
Fulton15$349,90012653%
North Padre Island532$332,00011548%
Aransas Pass138$312,0009745%
Ingleside66$319,0008033%
Free valuation

What is your beach house worth?

Tell us the address and anything the listing records will not show (the dock, the remodel, the rental income). Rick or Katy will send a valuation built on the homes that actually trade. Or call 214.906.9834.

Selling on the Texas coast

How long does it take to sell a beach house in Texas?

It depends heavily on the town and the price. On October 12, 2026, median days listed ranged from 80 in Ingleside to 171 in Port Aransas, across homes for sale.

What share of Texas coast listings sit for months?

54% of the 1,675 homes for sale on our coast report had been listed more than 120 days on October 12, 2026.

Why are Texas beach house sale prices hard to find?

Texas is a non-disclosure state, so sale prices are not public record. Asking prices, days on market and broker knowledge of what traded are the evidence.

Which Texas beach town has the most homes for sale?

Port Aransas, with 589 homes listed on October 12, 2026.

Does rental history raise a beach house price?

It is the strongest evidence a seller has. A buyer who can see real occupancy and nightly rates can pay for income, not just the view.

Should I price my beach house at what my neighbor is asking?

Usually not. Many neighbors have been listed for months. Price against what actually traded and the home stands out instead of joining the pile.

Can I sell a beach house that is in a rental program?

Yes. Bookings can continue through closing, and many buyers want to keep the program running. Bring the statements.

What does a beach house valuation from you include?

A price range built on recent trades and current competition, what the view, water access and rental record are worth to a buyer, and the best time to list.

Do you sell homes on South Padre Island and Port Isabel?

Yes, the Texas Space Coast is part of our coast. Send the address and we will build the valuation.

How do I get a valuation?

Use the form on this page or call 214.906.9834.