What Buyers, Sellers, Veterans, Investors, and Relocating Families Need to Know
If there’s one thing I hear almost every day — in stores, at community events, in veteran circles, on my social media channels — it’s this: “Sherri, what do you think is going to happen with the housing market this year?”
People ask because they know something that data alone can’t tell them: Real estate in Bryan–College Station (BCS) behaves differently. We don’t ride the same rollercoaster as Dallas, Austin, or Houston. Texas A&M stabilizes our market in ways no other Texas region can replicate.
After studying the micro-markets every week and helping families, investors, and veterans make smart decisions, I can confidently say: 2026 will be one of the most stable, opportunity-rich markets we’ve seen in a decade.
The Heartbeat of Our Market: Texas A&M University
Every city has an economic anchor. Ours happens to be one of the largest universities in the country. With over 70,000 students and 20,000 faculty and staff, Texas A&M doesn’t just support the region—it stabilizes it.
During national slowdowns or interest rate swings, TAMU keeps housing demand steady because:
- Constant Relocation: Faculty and staff move in year-round.
- Low Vacancy: Students and graduate programs ensure rental demand stays high.
- Growth: Expanding medical schools and research facilities create a continuous need for new housing.
In short, our market doesn’t collapse when others do. It hums steadily with a predictable rhythm unique to a university town.
2026 Will Be Defined by One Word: “Balance”
For the first time in years, buyers and sellers will feel something rare: a market that finally makes sense. We are moving past the frenzy of 2021 and the interest-rate shocks of 2023. In 2026:
- Buyers feel they have room to breathe.
- Sellers still maintain strong equity.
- Inventory is increasing slightly, but not enough to cause a crash.
- Veterans and Investors are stepping back in with renewed strength.
Home Prices in 2026: The Data-Backed Truth
The question everyone asks: “Will home prices go up or down?”
The concrete, local truth is that prices in Bryan–College Station are expected to appreciate 3–5% in 2026. We are not in a bubble, and we are not seeing mass seller panic. Instead, we are seeing healthy, predictable appreciation.
Neighborhoods to Watch
Homes in these areas are expected to appreciate faster than the county average:
Castlegate I & II • Mission Ranch • Saddle Creek • Oakmont • Edgewater • Park Meadow • Austin’s Colony • Southwood Valley • Traditions-adjacent areas
Interest Rates & Inventory: The Pressure Valve Loosens
Interest rates hit buyers hard in recent years, but 2026 brings rate stability. While we aren’t returning to the record lows of the past, rates have settled into a “workable” territory. This mindset shift alone is unlocking market activity.
The Inventory Challenge: While we have more move-up sellers and new construction in Bryan, we still face a shortage—especially in the $275K–$450K range. Because demand still outweighs supply, sellers retain a meaningful advantage, particularly those who invest in high-quality presentation.
Who Are the Major Players This Year?
- Veterans: A massive part of our local market. VA benefits go further in BCS than almost anywhere else in Texas.
- Relocation Families: Driven by TAMU hiring and corporate growth.
- First-Time Buyers: No longer scared off by rates, they are returning with force.
- Retirees: BCS continues to rank high for affordability and safety.
Strategic Advice for 2026
For Buyers
The best time to buy is when you are ready—not when the news tells you to. If you plan to stay for at least 24 months, buying now allows you to lock in stability, beat rising rents, and let that 3–5% appreciation work for you instead of a landlord.
For Sellers
Gone are the days of selling “as-is” and getting ten offers overnight. 2026 rewards preparation. Homes that are staged, photographed professionally, and marketed with a digital strategy are still seeing multiple offers and faster closings.
Final Word: Opportunity Awaits
2026 is not a market to fear; it is a market to understand. Whether you are a veteran preparing to use your benefits or a homeowner looking to level up, understanding the local nuances is what turns opportunity into success.
Want a neighborhood-level forecast or a personalized strategy session? I’m here to help—no pressure, just expertise and care. You’re never alone on this journey.