Corpus Christi Association of Realtors has posted the Padre Island Corpus Christi Housing Report for May 2026.
May 2026 continues to show a market that is finding balance while maintaining strong long term value on Padre Island.
The median home price in May was $395,000, down 6.7% from May 2025. While prices softened compared to last year, buyer activity improved. Closed sales increased 18.2%, with 26 homes sold compared to 22 during the same month last year. That increase in transactions suggests buyers are responding to improved affordability and greater opportunities in the market.
Inventory remains elevated, but it is moving in a positive direction. Months of inventory declined from 17.8 months last May to 15.2 months today. Active listings also decreased 15.2% year over year, falling to 396 homes on the market. Those trends indicate excess inventory is gradually being absorbed.
Homes are still taking longer to sell, averaging 167 days from listing to closing, which is 52 days longer than a year ago. Even so, market times improved from April, and the increase in closed sales suggests motivated buyers are continuing to make purchasing decisions.
One of the most interesting data points is where buyers are purchasing. The largest share of sales occurred in the $300,000 to $399,999 price range, accounting for 26.9% of all homes sold during May. This was the strongest performing price category on Padre Island, highlighting continued demand for moderately priced island properties that offer both lifestyle and value.
Taken together, the May numbers paint an encouraging picture. Buyers have more choices and negotiating power than they have had in years, while sellers continue to benefit from a market that remains active. With inventory trending lower, sales activity rising, and the strongest demand centered in the mid market price range, Padre Island appears to be entering the summer season with growing momentum and a healthier balance between buyers and sellers than we saw a year ago. May’s Consumer Price Index rose 4.2% from a year earlier, largely due to higher energy costs. Despite the increase, core inflation remained below 3%, which could help support housing demand if mortgage rates remain stable during the busy summer buying season.
Padre Island’s newest development Whitecap NPI is open for sales of their lots in Phase 1, Contact Coastline Properties owner Cheri Sperling for all pre-sales. sperling@coastline-properties.com
Cheri Sperling is the owner of Coastline Properties with a dedicated team of agents specializing in residential listings, sales, and property management in the Padre Island Corpus Christi real estate market. Coastline’s team is the most knowledgeable real estate office on Padre Island. No pressure style, patience, and an intimate understanding of the local market. They go to work for you!




















































Helter swelter, you could fry an egg on the sidewalk! Eat the egg, but don’t BE the egg. If you follow these 10 tips, you may actually find that there are ways to enjoy the dog days of summer. Our bodies, moods, and bills take a toll during the scorching summer heat, but don’t let the temperature and humidity keep you from the beach, outdoor entertaining, and boating. Stay cool, my comPADREs.







Padre Island Corpus Christi
Bang for your buck




I, for one, admire Winter Texans. They’ve got the right idea: Come to our piece of paradise, spend a few months, spend a few bucks, then repeat! Some come in RVs, others have a home/townhome/condo to which they retreat. The time is coming to welcome our Winter Texans back, and it’s the Winter Texan “way” that reminds me of one powerful investment tool – real estate of course! We are lucky enough to live in a place where many come to vacation. Whether you live here and want to capitalize on the growing rental market, or you’ve got relatives and friends to whom you’d love to persuade to do the same or invest in a vacation home…Get your own piece of Padre Island Pie!
They fly, crawl, bite, invade and annoy! And the word is that this summer, they’re coming in larger numbers due to the increased rain we’ve received this spring.













TWIA NEWS…….









It’s hot here on Padre Island, and I’m not talking just the high temperatures. It is real estate’s steamy season, and properties are being listed and sold faster than season tickets at the ‘bahn. With the active market, it’s critical to take a look at your spending. How can you be assured you’re not wasting money? Here are some smart tips on how to save and spend during peak purchase season. Do not fall victim to these common money mistakes.



















I just had the pleasure of taking a safety course with our own city Sheriff Jim Kaelin, in lieu of Realtor® safety month. Although the course was geared toward real estate agents learning safety tips, it occurred to me that these tips and tricks apply to far more scenarios than just being cornered in a vacant home. So I thought I’d share some of the valuable and potentially life-saving techniques that we should all keep in our back pocket – alongside our tactical keychain.






Here is our top 6 tips for the New Year



These dwellings are having their shining moment, thanks to an increased demand by both first-time buyers and Boomers alike! Both appear to be seeking the appeal for walkable communities in which the amenities are grand, you can get a great bang for your buck, and often less maintenance (big perk for both busy, young families and Boomers alike!).
You got your home under contract! You’re so excited, a buyer loves your home as much as you do! Then, inspections are set up. The three inspections typically performed on a home here are the general inspection, the pest inspection, and the plumbing inspection.
With the flooding and other tragedies that have occurred across the state, it is important that consumers be aware of Chapter 57 of the Texas Business and Commerce Code that was enacted by HB 1711 effective September 1, 2011. The bill applies to contractors who remove, clean, sanitize, demolish, reconstruct, or otherwise treat improvements to real property as a result of damage or destruction to that property caused by a natural disaster. Specifically, it requires that a “disaster remediation” contract must be in writing and prohibits a “disaster remediation contractor” from requiring payment prior to beginning work or charging a partial payment in any amount disproportionate to the work that has been performed. However, the statute exempts contractors that have held a business address for at least one year in the county or adjacent county where the work occurs.



STOP! Or, you soon will be! On August 18th, a traffic light at the intersection of Aquarius and SPID was approved by the City Council.
It’s no secret that it costs a lot to live on the coast, especially once you add up your taxes, homeowner’s insurance, flood insurance, and windstorm insurance. And in 2012, the Texas Department of Insurance (TDI) proceeded forward with several proposals to fund the Texas Windstorm Insurance Association (TWIA), the provider of last resort for windstorm insurance on our coast. It was then that TWIA adopted a 5% increase on all residential and commercial windstorm insurance policies to policyholders in the 14 counties (Aransas, Brazoria, Calhoun, Cameron, Chambers, Galveston, Jefferson, Kenedy, Kleberg, Matagorda, Nueces, Refugio, San Patricio, and Willacy) comprising the Texas Coast. This was the third rate increase since 2009. But the long fight is finally over.

CORPUS CHRISTI – Plunging oil prices may be a relief for Coastal Bend residents at the pumps, but they’re having little influence on rents or mortgage payments.













On Thursday, February 13th, at the Padre Island Business Association lunch, Jeff Shea, Site Manager for M&G Chemicals, spoke to update us on the M&G Chemicals PET/PTA Facility.




The effects of the government shutdown are rippling through the real estate industry, and practitioners are feeling the pain all over the country. Most of the complaints we’re fielding are about USDA loans, which have been entirely frozen. Real estate pros are seeing deals fall apart, as the Department of Agriculture has shuttered its mortgage division during the shutdown.





