Bryan, Texas Housing Market

What stands out in Bryan?

• 18 homes are under contract for every 100 still for sale: among the fewest homes under contract per listing of 584 tracked cities. Demand is light. Your offer may be the only one.
• Listings spend a median 90 days on the market: among the longest times on market of 765 tracked cities. Stale listings are common. Sellers who have waited are open to offers.
• Homes for sale are 61% above 2017–2019: among the biggest inventory build-ups since 2017–2019 of 765 tracked cities. Buyers have far more choice than before the pandemic.

How much more is for sale in Bryan than before the pandemic?

There are 566 homes for sale in Bryan, 61% more than in 2017–2019 at this time of year. That count is up 24% on last year, with 114 new listings this month. The build-up is biggest in 77803 (137 for sale, 162% above its 2017–2019 level) and 77808 (141 for sale, 57% above its 2017–2019 level). More choice means you can walk away from any home priced for the market of three years ago.

How does Bryan compare with other Texas markets?

Ranked among the 77 Texas markets we track:

• Asking price: 26th cheapest of 77. Bryan is at $295,878. Closest: Corpus Christi and Longview.
• Buyer competition: 4th least competitive of 67. Bryan is at 0.18 buyers per home. Closest: Houston and Tyler.
• Time on market: 2nd longest time on market of 77. Bryan is at a median of 90 days on market. Closest: Texarkana and Galveston.
• Price cuts: 12th fewest price cuts of 77. Bryan is at 15% of sellers cutting. Closest: San Angelo and Pharr.

How much can you negotiate in Bryan?

For every 100 homes still for sale, 18 are under contract. In 2017–2019 at this time of year it was 33. The rest are still waiting for a buyer. Few sellers are dropping their price. Your discount will come from one stale listing.

Bryan listings spend a median 90 days on the market. That is 19% longer than a year ago. There are 566 homes for sale in Bryan. That is 4.2 times the tightest month on record, but below the peak of 584. Supply is growing against last year.

What to do about it

• Search Bryan homes listed 180+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• Ask the seller to pay closing costs.
• You can lose a few offers here and still win.

Is now a good time to buy in Bryan?

The median asking price is 19.3% below its May 2024 peak. Per square foot the gap is smaller: 6.6% below the Apr 2023 high. Part of the drop is smaller homes coming to market. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Bryan prices rose in only 71 of the last 111 months. This market goes up and down. Timing matters here. Growth will not rescue a bad price.

There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.

When do Bryan prices dip?

Across 9 full years, Bryan asking prices ran lowest in January, about 6.9% below the year's average. They peaked in May. The most homes for sale show up in September, about 10% above the yearly average. Shop in September for choice, and expect the softest asking prices in January.

What numbers should you underwrite a Bryan deal with?

• Price growth to assume — +3.2%/yr. Bryan has grown about 4.2% a year for five years and for ten. That pace held before and after the 2020–2021 boom, so it is a fair long-run input. Prices fell 3.2% over the last year. Use it for timing. The five-year rate is the better guide.
• Months of carrying cost — 4. Budget at least 90 days of holding costs, the current median time on market, when you exit or refinance. That is 19% longer than a year ago.
• Odds you cut your price to sell — 1 in 7. 15% of Bryan listings have cut their asking price. Underwrite your exit below asking.
• Comp on price per square foot — $188/sqft. The typical Bryan listing shrank from 2,020 to 1,817 sqft since Jul 2016. So median price hides real growth: 37% per sqft versus -4% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — +24%. Homes for sale in Bryan are up 24% on last year, so your resale faces more competition than today's comps did.

Read what days on market tells you about leverage and how we read these numbers, then run the numbers on a deal.

What is the median home price in Bryan?

The median asking price in Bryan is about $296,000 as of Sep 2026, down 10.3% from a year ago. The typical listing is 3% smaller than a year ago, and asking price per square foot is down 3.2%. So the size of homes on the market explains much of the drop. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Bryan figures cover the 7 ZIP codes with a Bryan mailing address, which can reach past city limits.

Is Bryan a buyer's or seller's market in 2026?

Buyers have more room in Bryan than usual. We compare Bryan with 2017–2019 at this time of year: there are 18 pending sales per 100 listings, against 33 then; there are 61% more homes for sale; listings spend 32% more days on the market.

Are Bryan home prices going up or down?

The median asking price is 19.3% below its May 2024 peak. Per square foot the gap is smaller: 6.6% below the Apr 2023 high. Part of the drop is smaller homes coming to market. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

What is the fair market rent in Bryan?

HUD's fiscal year 2026 fair market rent for Brazos County is $1,186 a month for 2 bedrooms and $1,649 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.