Published November 4, 2026 in Market Update

Brazosport has more choices, but sales are still running behind last year

By April Aberle, REALTOR® | RE/MAX Crossroads Realty

Real estate, Lake Jackson/Clute/Richwood/Brazoria/West Columbia

Here is the one thing that shapes everything else right now. The Real Estate Data Aggregator counted 326 homes for sale across Brazosport in the three months ending August 31, 2026. That is up 4.8% from a year before. At the same time, only 192 homes sold, down 15.4%. More supply, fewer closings. That gap is what sellers need to plan around.

Nationally, Realtor.com reported that 20.8% of listings saw a price cut in September 2026. That is the highest share since 2018. Brazosport is not alone in this shift. Buyers everywhere have more room to compare and ask questions. That is the environment sellers are pricing into right now.

What each town is doing

Each ZIP code in this market is telling a slightly different story. Lake Jackson held up best on price. Clute surprised on speed. Brazoria and West Columbia are carrying more supply and taking longer to sell. Here is how they compare, all from the Real Estate Data Aggregator for the three months ending August 31, 2026.

Lake Jackson: prices up, but fewer buyers are closing

Lake Jackson is the strongest part of this market right now. The Real Estate Data Aggregator put the median sale price at $290,000 for the three months ending August 31, 2026. That is up 10.7% from the same months of 2025. Sellers are still getting close to their asking price too. The average sale came in at 97.6% of list, up 0.8 points from a year before.

That said, homes are sitting longer. The Real Estate Data Aggregator showed a median of 48 days on market, which is 14 days longer than a year before. And the share of homes that went under contract within two weeks dropped 4.3 points to 24.8%. Fewer bidding wars. Pricing still matters.

Clute: prices dipped, but homes that do sell are moving

Clute is a mixed picture. The Real Estate Data Aggregator showed the median sale price fell 9.2% to $255,000 for the three months ending August 31, 2026. That is a real dip. But homes sold were actually up 5.3%, the only ZIP in this market where closed sales rose year over year.

Here is the interesting part. Clute had the highest share of homes going under contract within two weeks: 31.7%, up 13.5 points from a year before. So while prices softened, well-priced homes in Clute found buyers quickly. The median days on market was 63, but the fast movers moved fast.

Brazoria: the most supply, the softest price

Brazoria is the toughest market in this group right now. The Real Estate Data Aggregator counted only 22 homes sold in the three months ending August 31, 2026. That is down 38.9% from a year before. Pending sales dropped 45% in the same period. The median sale price fell 20.4% to $224,950.

Supply tells the same story. Brazoria is sitting at 8.6 months of supply, up 1.9 months from a year before. Sellers here need to be realistic about price and condition. Homes that sold came in at 94.5% of list on average, the lowest in this market.

West Columbia: more new listings, fewer closings

West Columbia added inventory. The Real Estate Data Aggregator counted 59 new listings in the three months ending August 31, 2026, up 11.3% from a year before. But sales did not keep up. Only 25 homes closed, down 34.2%. The median sale price fell 13.5% to $258,500.

Supply is at 8.1 months, up 2.5 months from a year before. That is a buyer's market by any measure. The good news: homes that did sell averaged 96.9% of list, and 8% sold above asking, up 8 points from a year before. So the right home, priced right, is still getting attention.

What this means if you are selling

More homes for buyers to choose from means your home has to stand out. Pricing is the first tool. The Real Estate Data Aggregator data shows that homes across this market are still selling close to list, but only when they start at the right number. Lake Jackson is holding up best. Brazoria and West Columbia are asking sellers to be patient and flexible.

Nationally, Realtor.com reported that 20.8% of listings took a price cut in September 2026. That is the highest share since 2018. A cut after a slow start costs more time than pricing well from day one.

What this means if you are buying

You have more options than buyers did a year ago. The Real Estate Data Aggregator shows inventory up 4.8% across Brazosport, and pending sales down 12.6%. You are less likely to be rushed into a decision. That is a real change from the last few years.

Brazoria and West Columbia offer the most supply and the lowest prices in this market right now. Lake Jackson has the strongest prices but also the most activity. Clute is moving faster than its median days suggest, so do not sleep on a well-priced home there.