Published October 1, 2026 in Market Update

Brazosport has more choice now, but buyers are taking longer

By April Aberle

Real estate, Lake Jackson/Clute/Richwood/Brazoria Buy Box

More homes are sitting on the market in Brazosport right now. Fewer are selling. That one shift changes what both sellers and buyers need to do.

The Real Estate Data Aggregator counted 257 homes for sale across Lake Jackson, Clute, Richwood, and Brazoria in the three months ending July 31, 2026. That is up 2.4% from the same months last year. At the same time, only 150 homes sold, down 26.8%. Buyers have real options now. That means a home that is priced or prepared poorly will wait.

That gap between listings and sales is the whole story. Sellers are entering a market where buyers are slower and more selective. Redfin reported that 21% of U.S. home sellers dropped their asking prices during the four weeks ending September 20, 2026, up from 19.8% a year earlier. That national pattern fits what the local numbers show.

Mortgage rates are part of the reason buyers are cautious. Realtor.com reported that rates topped 7% for the first time since January 2025. That adds real dollars to a monthly payment and slows decisions.

Each ZIP code tells a different story

The three ZIP codes in this market are not moving the same way. Lake Jackson (77566) is the most active. Brazoria (77422) is the slowest. Here is how they compare for the three months ending July 31, 2026, according to the Real Estate Data Aggregator.

Lake Jackson (77566): the most active, but slower than last year

Lake Jackson is the busiest part of this market. The Real Estate Data Aggregator counted 88 homes sold there in the three months ending July 31, 2026. That is down 30.7% from the same months last year. Inventory is up 20.7%, with 134 homes for sale.

The median sale price in 77566 was $280,500, up 2.4% from a year ago. So prices have held. But the median home took 44 days to sell, which is 10 days longer than last year. And only 31.2% of homes went under contract within two weeks of listing, down 5 points. That tells you buyers are not rushing.

Clute and Richwood (77531): prices held, but homes are sitting longer

The Real Estate Data Aggregator counted 32 homes sold in 77531 in the three months ending July 31, 2026, down 17.9% from a year ago. The median sale price was $262,500, up 1%.

The sale-to-list ratio here is actually the strongest of the three ZIP codes, at 98.2%, up 1.2 points from last year. That means the homes that did sell went close to asking. But the median days on market was 56 days, 15 days longer than a year ago. And 77531 now has 6.2 months of supply, up 1.7 months. That is the highest supply of the three ZIP codes.

Brazoria (77422): the most patient market of the three

Brazoria is where buyers are waiting the longest. The Real Estate Data Aggregator counted 30 homes sold in 77422 in the three months ending July 31, 2026, down 23.1%. The median days on market was 78 days, unchanged from a year ago. That is nearly twice as long as Lake Jackson.

The median sale price in 77422 was $234,000, down 17% from a year ago. That is a meaningful drop. The sale-to-list ratio slipped to 94.7%, down 1.6 points. Only 3.3% of homes sold above list price, down 4.4 points. Sellers here are giving more ground to close a deal.

How fast homes go under contract

One clear sign of a slower market: fewer homes are going under contract quickly. The Real Estate Data Aggregator tracked the share of homes that went under contract within two weeks of listing in each ZIP code.

Lake Jackson and Clute/Richwood are close to each other, around 31%. Brazoria is well behind at 12.9%, down 5.7 points from a year ago. In Brazoria, fewer than 1 in 8 homes is finding a buyer within the first two weeks.

What this means if you are selling

More inventory and fewer sales means buyers have time to compare. A home that is overpriced or needs work will sit. The Real Estate Data Aggregator shows that homes across this market are taking longer to sell than they did a year ago, in every ZIP code.

Pricing to the actual market, not last year's market, is the most important thing a seller can do right now. The Federal Housing Finance Agency reported that U.S. house prices rose 2.6% year over year through July 2026. But local prices in Brazoria are down 17% year over year. National trends do not always match what is happening street by street.

What this means if you are buying

You have more homes to look at than buyers did a year ago. You also have more time to think. The Real Estate Data Aggregator shows 4.7 months of supply in Lake Jackson, 5.9 in Brazoria, and 6.2 in Clute/Richwood. That is more breathing room than this market has seen in a while.

Rates are a real factor. Realtor.com reported that mortgage rates topped 7% for the first time since January 2025. That affects what you can afford and what sellers are willing to do to close a deal. In Brazoria, the average sale came in at 94.7% of list price, according to the Real Estate Data Aggregator. There is room to negotiate in some parts of this market.

These numbers cover the three months ending July 31, 2026. One street can read very differently from the ZIP code average. A home on a quiet cul-de-sac in Lake Jackson may move faster than the median. A home in Brazoria that is priced right may beat the odds. The averages give you context, but your specific address is what really matters.