Corpus Christi, TX housing market

In Corpus Christi this month, sellers are asking about two hundred twenty-nine thousand dollars for homes the market says are worth closer to one hundred eighty-five thousand dollars, and that gap is defining everything. The typical home value sits at about one hundred eighty-five thousand dollars, essentially flat, down just 0.2 percent over the past year. But buyers are not rushing to close that distance. There are nearly one thousand nine hundred homes for sale right now, and the typical listing is taking about seventy-five days to move. That is a slow pace, and it is showing up in seller behavior. More than one in five active listings, about 21 percent, has already taken a price cut. With roughly 474 new listings hitting the market this month, supply keeps building while buyers take their time. The takeaway for homeowners here: the market has not collapsed, but it has stopped rewarding optimism. If you list near what buyers are actually paying, you can sell. If you list at the top of your hopes, expect to sit, then cut.