Why Real Estate Inventory Is Stalling: A National Cooling or Corpus Christi-Specific?
Why Real Estate Inventory Is Stalling: A National Cooling or Corpus Christi-Specific?
Over the past few months, indicators in the U.S. housing market have pointed to cooling: more homes are sitting on the market, price increases are slowing, and inventory is rising. For potential buyers, this can feel like finally catching a breath after years of frenzied competition. But does this trend hold in places beyond the national headlines — here in Corpus Christi, Texas? When local data is layered in, it shows both similarities and some distinct dynamics.
National Snapshot
Here are the big picture trends:
Inventory rising: In July 2025, total existing housing inventory in the U.S. was about 1.55 million units, up from June. That’s up roughly 15.7% year-over-year.
Supply vs demand easing: The months’ supply of unsold existing homes is about 4.6 months, a slight improvement (more supply) though still not an abundance; it had been tighter.
New homes piling up: New single-family homes for sale are up compared to July 2024. But new home sales are down year-over-year, and there’s a substantial months’ supply for new homes (about 9.2 months of inventory at current sales pace).
Slowing price growth: Prices are still creeping upward in many places, but the pace is modest. In July 2025, the national median existing-home price was $422,400, up just 0.2% year-over-year.
Longer days on market / more listings: Listings are up significantly compared to a year ago, homes are spending more time on market, and more sellers are likely to offer incentives or price adjustments.
So, nationwide we’re seeing a market transitioning toward more balance: less pressure on buyers, though still far from a buyer’s market in many areas. High borrowing costs, inflation, and remaining inventory shortages are tempering how quickly things shift.
Corpus Christi Focus
How do those national trends compare with what’s happening in Corpus Christi?
Falling median home prices: Corpus Christi’s median sale price is now around $255,000, which is down about 7.3% year-over-year. (Source)
More homes on the market: Active listings jumped 26% year-over-year, with 1,877 homes available in August. That increase is giving buyers more leverage and choice.
Longer selling timelines: The average “days on market” (DOM) for homes in Corpus Christi is around 110 days (19 days more than August 2024) which signals slower turnover compared with more heated past periods. (Source)
Months of inventory rising: Supply reached 7.2 months in August, up from 5.9 a year earlier—putting the market closer to buyer-friendly territory than many metros nationally.
Sales still happening: Interestingly, closed sales in August were up 16.5% year-over-year, with 297 homes sold. Despite softer prices, there’s still healthy demand, especially at more affordable price points.
So, yes — Corpus Christi is reflecting some of those national cooling trends: price softening, slower sales, more patience from buyers. But it’s not uniform everywhere; some neighborhoods are faring better, and affordability remains relatively better compared to many coastal or high-cost metros.
Is the Stall Inventory a National Cooling or a Local Matter?
From comparing both sets of data, I’d argue:
The stall in inventory and slowing sharp growth in prices is largely national, driven by macro-factors like higher mortgage rates, inflation, reduced buyer demand, and excess supply of new builds.
But Corpus Christi has its own twist: prices here are declining more noticeably, and buyers are showing more patience. The local economy, job growth, migration patterns, and supply of new housing are all affecting how strongly national trends are felt.
In short, national cooling provides the framework; local conditions (economic health, buyer sentiment, supply) determine how much it cools, where, and for how long in Corpus Christi.
How to Sell & Buy in This Scenario
Here are practical tips for both buyers and sellers, given what’s happening:
For Buyers:
More options...period – Inventory is at 7.2, we are definitely in a buyer's market. But still, good deals move quickly, so be ready.
Negotiate smartly – Because sellers are more willing to offer incentives (home repairs, covering closing costs, flexible terms), there’s more room to negotiate.
Do your homework – Track local trends in inventory, days on market, and how many price cuts are happening. Don’t assume the market in your neighborhood behaves like the national average.
For Sellers:
Price very competitively – Since buyers have more choices, overpriced homes risk sitting for long periods. Look at comparable sales, but also need to factor in the market’s cooling mood.
Make small investments wisely – Staging, minor renovations, or making the home move-in ready can help differentiate. Also, offer things buyers want (e.g. flexible move-in date, appealing upgrades).
Be realistic about timing – If you aren’t in a hurry, you might wait for a more favorable market. But if you need to sell, better to act while demand is still there than after it cools further.
Key Data Points to Monitor Moving Forward
To see whether trends deepen or reverse, watch:
Pending home sales – These give insight into what’s under contract, so what will close soon.
Mortgage rates – They remain a big lever. Even small drops in rates can re-activate buyer demand.
Inventory at the metro/neighborhood level – Especially active listings, months’ supply. Corpus Christi might diverge from broader Texas or U.S. trends.
Days on Market & Price Cuts – If more homes are seeing price reductions or sitting idle, that signals deeper cooling.
New housing starts and unsold new builds – How many new homes are beginning construction, and how many remain unsold. That excess can drag on pricing.
Conclusion
Yes — the real estate inventory stall is part of a national cooling trend. But in Corpus Christi, that trend is being felt a bit more sharply in certain price segments and neighborhoods. Buyers have a better shot at bargains than in recent years, while sellers need to adjust expectations. The coming months will tell whether this leveling is temporary or the new norm.
