Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
The median asking price in Corpus Christi is about $287,000 as of Sep 2026, down 3.6% from a year ago. That is the asking price on listed homes, so sold-price and home-value sites show different numbers (why).
Yes, if you negotiate. Buyers have more room in Corpus Christi than usual. Compared with 2017–2019 at this time of year, there are 20 pending sales per 100 listings, against 35 then, and 20% of sellers have cut their price, against 16% then. Sellers are competing harder for you than they used to. Use it.
Asking price per square foot in Corpus Christi is 11.1% below its May 2024 high and down 5.1% over the last year. Prices were above the year before in 74% of months since the data starts, so this market has climbed back from drops before. 20% of sellers have cut their price. Underwrite with no price growth for now and let the seller carry the next cut.
The population in Corpus Christi's ZIP codes fell 2.1% over five years. 12.6% of homes are vacant, higher than 85% of tracked cities. Households still grew 1.9% while the housing stock grew 3.3%. Fewer people living in more households means rental demand has held up better than the population suggests. Check vacancy by ZIP before you buy.
For every 100 homes still for sale, 20 are under contract. In 2017–2019 at this time of year it was 35. The rest are still waiting for a buyer. About 1 in 5 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.
The typical Corpus Christi listing has been on the market 87 days. There are 1,793 homes for sale in Corpus Christi. That is 4.3 times the tightest month on record, but below the peak of 1,868. Supply is steady against last year.
The median asking price is 15.1% below its Jun 2023 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Corpus Christi prices have risen in 82 of the last 111 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.
There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.
Ranked among the 77 Texas markets we track:
In Corpus Christi, 42 out of every 100 households rent. That is nearly half. The renter share is shrinking. Five years ago it was 43 in 100. Corpus Christi lost about 700 renter households in five years. Renter households average 2.4 people. Two and three bedrooms fit the typical renter.
The median Corpus Christi household earns $69,511 a year. Incomes here have grown 3.2% a year since 2019. Incomes and home prices are rising in step. A typical home costs 4.1 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. At 30% of income, a tenant on the median income can pay about $1,738 a month.
To see what one Corpus Christi address would rent for and cash flow, run it through the app.
Read how price cuts signal a market turning and how we read these numbers, then run the numbers on a deal.
The median asking price in Corpus Christi is about $287,000 as of Sep 2026, down 3.6% from a year ago. 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 Corpus Christi figures cover the 29 ZIP codes with a Corpus Christi mailing address, which can reach past city limits.
Buyers have more room in Corpus Christi than usual. We compare Corpus Christi with 2017–2019 at this time of year: there are 20 pending sales per 100 listings, against 35 then; 20% of sellers have cut their price, against 16% then; there are 26% more homes for sale.
The median asking price is 15.1% below its Jun 2023 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.
78401. Only 19 homes under contract for every 100 still for sale. 27% of sellers there have cut their price, and the typical listing has been up 94 days.
Across 9 full years, Corpus Christi asking prices ran lowest in January, about 3.4% below the year's average. They peaked in July. The most homes for sale show up in August, about 6% above the yearly average.
Assume +3.3% a year. Corpus Christi has grown about 3.3% 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 5.1% over the last year. Use it for timing. The five-year rate is the better guide.
HUD's fiscal year 2026 fair market rent for Nueces County is $1,366 a month for 2 bedrooms and $1,796 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.
ZIP 78405 is on both lists. That is rare. It is the one place in Corpus Christi where leverage and growth overlap.
| ZIP | $/sqft, 2 yrs | $/sqft now | Buyers per home | For sale |
|---|---|---|---|---|
| 78411 | +3.2% | $166 | 0.23 | 71 |
| 78414 | -0.7% | $175 | 0.21 | 336 |
| 78415 | -1.1% | $176 | 0.27 | 169 |
| 78410 | -1.2% | $164 | 0.34 | 132 |
| 78405 | -1.7% | $120 | 0.10 | 43 |
Computed from each ZIP's own ten-year history. ZIPs with fewer than 10 homes for sale are excluded: a median across a handful of listings is noise, not a signal.
Corpus Christi has 29 ZIP codes. Each links to its live market dashboard.
Closest matches on asking price, price per square foot, time on market, buyer demand, and price cuts.
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