Nature Tourism in the Coastal Bend

August 25, 2025 By

The Coastal Bend is one of the top tourism destinations in the State of Texas. This is in great part due to our region’s many historical, cultural, and coastal attractions. With the summer travel season well underway, I would like to spend some time discussing the different components of the tourism industry in our region. Today, I want to share with you information about this important type of tourism as well as several unique nature-based attractions and activities found in our area.

The Texas Parks and Wildlife Department defines nature tourism as tourism based on the natural attractions in the area, which may include activities such as birdwatching, stargazing, camping, hiking, hunting, fishing, and visiting parks or wildlife habitats. As a coastal community, our area is home to a number of beaches, bays, and estuaries that are popular destinations for visitors to our area, including the Padre Island National Seashore, Mustang Island State Park, and Goose Island State Park. According to the National Park Service, the Padre Island National Seashore is the longest stretch of undeveloped barrier in the world and contains 70 miles of protected coastline, dunes, prairies, and wind tidal flats. The park’s diverse ecosystem makes it a haven for different marine and wildlife, including the Kemp’s Ridley Sea Turtle, which is an endangered species. The Amos Rehabilitation Keep, also known as ARK, is a program at the University of Texas-Marine Science Institute in Port Aransas that works to help care for and rehabilitate our wildlife to ensure the successful release of as many animals as possible. Meanwhile,

Mustang Island State Park offers access to five miles of coastline along the Gulf of Mexico, where visitors of all ages participate in activities such as swimming, kayaking, camping, and fishing. Additionally, Goose Island State Park in Aransas County provides camping, fishing, hiking, geocaching, boating, along with observing and taking photos of wildlife.

The Coastal Bend is also home to several parks and preserves that serve as a refuge for migratory birds and other wildlife. These habitats contribute to one of the best examples of nature-based activities driving visitors to our area: birdwatching. With over 215 species of birds spotted in the area, the Audubon Society has routinely named Nueces County and Aransas County as premier destinations for birdwatching in the country.

Corpus Christi, Port Aransas, and Rockport-Fulton are part of the Texas Parks and Wildlife Department’s Great Texas Coastal Birding Trail, an online resource providing information about the best locations to spot birds and other wildlife.

If you have questions regarding any of the information mentioned in this week’s article, please do not hesitate to call my Capitol or District Office. Please always feel free to contact my office if you have any questions or issues regarding a Texas state agency, or if you would like to contact my office regarding constituent services. As always, my offices are available at any time to assist with questions, concerns, or comments (Capitol Office, 512-463-0672; District Office, 361-949-4603).

Filed Under: BeachWalk Development, Charities, corpus christi city council, corpus christi jobs, cybersecurity, Eagle Ford Shale, Golf Cart Rules, Harbor Bridge, Hurricane Aide, Hurricane Relief, Packery Channel, padre island events, Scam Alert, spring break, Todd Hunter, Whitecap Development Project, Whitecap NPI, windstorm insurance

PADRE ISLAND HOUSING REPORT – JULY 2025

August 11, 2025 By

Corpus Christi Association of Realtors has posted the Padre Island Corpus Christi Housing Report for July 2025.

Our active listing median prices have risen the past month to $398,000 which is actually a 11.4% decrease from where it was compared to last July at this time! CCAR shows us the data that has increased for active listings to 41.3% with a total of 448 properties this past month compared to July 2024 while inventory also dipped to 17.1 compared to 11.0 last year at this time.

Days on the market has stayed steady this past month with an average of 101 days and the highest categories for sales with 28.6% of all the sales being priced between $300,000 – $399,999. The July 2025 Consumer Price Index (CPI) data showed a 2.7% increase over the 12 months ending in June 2025. This was a slight increase from the 2.6% annual rise in May. On a monthly basis, the CPI increased by 0.3%.

In July 2025, Padre Island had a 17.1 month supply of properties FOR SALE. It’s definitely still a Buyer’s Market!

Padre Island’s newest development Whitecap NPI is open for sales of their lots in Phase 1, Contact Coastline Properties Agent Ms. Amber Spicak at their office for all pre-sales. amber@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!

 

Padre Island Corpus Christi May 2025 Data (Click Pic below for Larger Image)

padre-island-corpus-christi-housing-report-july-2025

Filed Under: Uncategorized

Massive Surge in Homes for Sale, But Where are the Buyers – What’s Really Going On?

August 4, 2025 By

What is happening in today’s housing market?

Listings are expanding at a steady pace. In June, housing inventory was up 16 percent compared to the same time last year. Pending home sales dropped just 0.8 percent from May and are down only 2.8 percent year over year, according to the National Association of REALTORS®. While more properties are being listed, many buyers are still waiting before making a move.

Why are buyers not jumping in yet?
Affordability remains a concern. The median existing-home price reached $435,300 in June, which is a 2 percent increase over the past year. At the same time, mortgage rates have been holding between 6.5 and 6.75 percent, which continues to stretch monthly budgets. Many buyers are still sitting on the sidelines, hoping for better timing or improved affordability.

What explains the surge in listings?
Sellers are listing for a variety of reasons, including relocations, lifestyle changes, and a sense that market timing may not get much better. Major metro areas such as Austin, Denver, Dallas, and Seattle saw sharp increases in listings between April and May. In fact, there were nearly 500,000 more home sellers than buyers in April, marking the largest gap in over a decade.

Does this inventory growth help all buyers equally?
Unfortunately, not yet. While inventory is up significantly nationwide, it is still not meeting the needs of lower and middle-income buyers. Buyers earning less than $50,000 a year could afford only 8.7 percent of listings in May. Even those earning between $75,000 and $100,000 could only access about 21 percent of homes. As supply increases, there is hope that more affordable options will open up.

Is the market turning in buyers’ favor?
There are strong indications that it is beginning to shift. Real estate professionals are expressing growing optimism about increased activity in the months ahead. Mortgage applications have jumped 20 percent compared to the same time last year, showing that buyers are preparing to reenter the market. This pent-up demand could start to release once conditions improve even slightly.

What regional patterns are emerging?
There are some clear geographic differences. The Northeast saw a 2 percent increase in pending sales in June, with the median home price climbing to $543,300. Meanwhile, the Midwest, South, and West saw modest declines in pending sales. However, markets like Austin and others in the Sun Belt are seeing prices adjust and more homes coming online, which could reengage cautious buyers.

Who is benefiting most right now?
Current homeowners continue to benefit from historically high equity gains. Over the past five years, the average homeowner has gained more than $140,000 in home value. For sellers, this means there is still plenty of room to price competitively and attract interest. Homes that are priced well and presented properly are still moving, even in a more selective market.

How could the rest of the year play out?
There is reason for optimism as we move into the second half of the year. If mortgage rates settle or begin to dip slightly and inflation stays under control, affordability could improve. This would likely bring many sidelined buyers back into the market. With more homes to choose from and sellers increasingly open to negotiations or price adjustments, a more balanced and active housing market could take shape.

Key Takeaways for Buyers and Sellers

Buyers Sellers
More inventory creates more choice and flexibility Equity remains strong and proper pricing attracts interest
Mortgage application volume is increasing, signaling more buyer activity Pricing realistically can help you sell faster in a shifting market

The bottom line: The market is gaining momentum. Listings are up, buyers are showing interest again, and sellers are becoming more flexible. Whether you are looking to buy or sell, staying informed and acting strategically could open up big opportunities before the year ends.

Filed Under: buying a home, Corpus Christ Real Estate Data, corpus christi, Corpus Christi Foreclosures, home maintenance, Investment Property, Mortgages, mustang island, New Homes Padre Island, Padre Island Business Association, port aransas, property taxes, Real Time MLS, realtors, rentals, selling a home, Whitecap Development Project, Whitecap NPI, windstorm insurance

FREE Vanguard Property Alert Fraud Service

July 28, 2025 By

The Vanguard Property Alert is a free real property fraud alert service offered by the Nueces County Clerk, Kara Sands. It is designed to notify you of any potentially fraudulent claims or transactions related to real property in Nueces County, Texas.

Here’s how it works and what you should know:

  • Purpose: The service aims to reduce fraudulently recorded documents that could affect your property ownership. It provides an early warning system against potential property fraud, which is described as a fast-growing crime similar to identity theft, but with the added risk of losing your property.
  • Notifications: By creating an alert record, you will receive email notifications anytime your personal or business entity name is used in a real property filing within Nueces County. The alert notification will contain details like the county location, document number, document type, recorded date, and the matched party name.
  • Sign-up: To sign up, you need to visit the Nueces County public search website and click on the “Fraud Alert” link. The website address is https://nueces.tx.publicsearch.us/. Some information also mentions a toll-free number (800-728-3858) for assistance with signing up.
  • Important Considerations:
    • Common Names: Be aware that using a common name for monitoring may result in multiple notifications if there are others with the same name.
    • Name Variations: If your name has different spellings or variations (e.g., business names), it’s recommended to create separate entries for each variation.
    • Multiple Counties: The service is county-specific, so if you own property in multiple counties, you’ll need to subscribe individually for each county.
    • Data Privacy: Information entered into the system is used exclusively for tracking and notification of recording activity and is not sold to other individuals or companies.
  • Contact Information: For any questions about the Vanguard Property Alert, you can contact the Deed Records Department at (210) 335-2273.

This service provides a valuable tool for property owners in Nueces County to stay informed about activity related to their property and proactively protect themselves against potential fraud.

Filed Under: buying a home, Corpus Christ Real Estate Data, corpus christi, corpus christi business, corpus christi city council, corpus christi jobs, cybersecurity, Golf Cart Rules, home maintenance, Investment Property, Mortgages, New Homes Padre Island, North Padre Island, property taxes, Real Time MLS, rentals, spring break, Todd Hunter, Whitecap Development Project, windstorm insurance Tagged With: , ,

PADRE ISLAND HOUSING REPORT – JUNE 2025

July 18, 2025 By

Corpus Christi Association of Realtors has posted the Padre Island Corpus Christi Housing Report for June 2025.

Our active listing median prices have softened the past month to $358,500 which is actually a 24.6% decrease from where it was compared to last June at this time! CCAR shows us the data that has slightly declined for active listings to 46.1% with a total of 466 properties this past month compared to June 2024 while inventory also dipped to 17.8 compared to 11.1 last year at this time.

Days on the market increased this past month with an average of 102 days and the highest categories for sales with 31.4% of all the sales being priced between $200,000 – $299,999.

In June 2025, Padre Island had a 17.8 month supply of properties FOR SALE.

List Pricing continues to decline. It’s definitely a Buyer’s Market!

As of today, 7/10/2025

169 Homes FOR SALE on Padre Island (waterfront and dry lot homes)
Average Days on the Market is 137 days.

16 Homes are currently SALE PENDING on Padre Island (waterfront and dry lot homes)
Average List Price is $576,737
Average Days on the Market is 119 days

Padre Island’s newest development Whitecap NPI is open for sales of their lots in Phase 1, Contact Coastline Properties Agent Ms. Amber Spicak at their office for all pre-sales. amber@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!

 

Padre Island Corpus Christi May 2025 Data (Click Pic below for Larger Image)

padre-island-corpus-christi-housing-report-june-2025

Filed Under: buying a home, Corpus Christ Real Estate Data, Corpus Christi Foreclosures, home maintenance, Investment Property, Mortgages, mustang island, New Homes Padre Island, North Padre Island, Padre Island Business Association, property taxes, Real Time MLS, realtors, Whitecap Development Project, Whitecap NPI Tagged With: ,

Buying a Home in 2025: Understanding Down Payments and Financing Options

July 5, 2025 By
For many potential homeowners, especially first-time buyers, the biggest hurdle in the home buying process is the down payment. A common misconception persists that buyers need 20 percent down to purchase a home. In reality, this outdated belief keeps many qualified buyers on the sidelines, waiting longer than necessary to make their move. In 2025, understanding how much down payment is required and what mortgage options are available can unlock the door to homeownership much sooner than most people think.

How Much Down Payment Do You Really Need?

One of the most frequently searched questions in real estate is “how much down payment for a house?” The answer depends on the type of loan and whether you are a first-time or repeat buyer.

According to the National Association of REALTORS® (NAR), first-time home buyers typically put down only 6 to 9 percent. In fact, the average down payment for first-time buyers has not exceeded 10 percent since 1989. Repeat buyers, who often use equity from a prior sale, average around 23 percent down. This is a significant increase compared to 2014, when repeat buyers averaged just 13 percent.

The myth of needing a 20 percent down payment persists despite decades of data proving otherwise. Educating buyers on realistic down payment requirements is essential for improving housing accessibility in 2025 and beyond.

What Loans Are Available with Low or No Down Payment?

There are multiple financing options for home buyers that do not require 20 percent down. In fact, many loan programs are specifically designed to reduce upfront costs.

FHA Loans

An FHA loan is one of the most popular choices among first-time home buyers. It requires a minimum down payment of just 3.5 percent and is backed by the Federal Housing Administration. FHA loans are particularly useful for buyers with lower credit scores or limited savings.

VA Loans

For eligible military service members, veterans, and surviving spouses, VA loans offer a powerful advantage. These loans require no down payment and no private mortgage insurance, making them one of the most affordable paths to homeownership.

Conventional Loans with Low Down Payment

Many lenders now offer conventional loans with as little as 3 percent down. These loans may have stricter credit requirements but are a competitive option for well-qualified borrowers.

What Are the Common Sources of Down Payment Funds?

Another top question among buyers is “how to get a down payment for a house.” While savings remain the most common source, buyers are increasingly turning to other methods.

According to recent NAR research:

  • 70 percent of first-time buyers used personal savings.

  • 25 percent received a gift from family or friends.

  • 21 percent used proceeds from stocks, 401(k) accounts, or even cryptocurrency.

  • 7 percent used inheritance funds, the highest level recorded.

This diversification of down payment sources shows that financial creativity plays a growing role in how buyers fund their home purchase.

Are There Down Payment Assistance Programs?

Yes. Many first-time home buyers qualify for down payment assistance programs offered by state and local governments. These programs may include grants, forgivable loans, or matching funds to help reduce the cash required upfront.

Websites like Down Payment Resource help buyers identify assistance programs they may be eligible for based on income, location, or household status. Working with a knowledgeable real estate agent or mortgage lender can also help uncover financial tools and incentives available in your area.

Why the 20 Percent Myth Persists

The idea that 20 percent is required comes from a time when lenders had fewer risk-tolerance options. While a 20 percent down payment helps borrowers avoid private mortgage insurance (PMI), it is by no means required. PMI is often a small monthly cost that enables buyers to purchase a home years earlier than if they waited to save a larger lump sum.

In today’s housing market, access to affordable financing is greater than ever. Buyers should focus less on the 20 percent myth and more on how to match their personal financial situation with the right loan product.

Final Thoughts

The truth is, most buyers finance their home purchase. In 2025, 91 percent of first-time buyers use a mortgage to secure their home, and the majority put down less than 10 percent. With FHA, VA, and low-down-payment conventional loan options available, homeownership is more attainable than most people realize.

Down payment assistance programs, savings plans, and alternative funding sources like 401(k) loans or gifts from family are making it easier for buyers to bridge the gap. Understanding how much you need, where it can come from, and what programs are available is the first step to turning the dream of homeownership into a reality.

If you’re wondering how to buy a home with a low down payment, speak with a local mortgage advisor and explore programs in our area. You may be closer than you think. Let us know if you need help, we will gladly consult & guide you the rest of the way.

Filed Under: Better Business Bureau, buying a home, Corpus Christ Real Estate Data, corpus christi business, Investment Property, Mortgages, New Homes Padre Island, North Padre Island, North Padre Real Estate, property taxes, Real Time MLS, realtors, selling a home, Whitecap Development Project, Whitecap NPI Tagged With: ,

Supporting Our Island Small Businesses: The Backbone of Our Economy

June 25, 2025 By

As your Mayor, and as a former small business owner myself, I know firsthand the grit, determination, and resilience it takes to keep the lights on, payroll met, and customers happy. For 15 years, I proudly ran my own Allstate insurance agency. I built it from the ground up, navigated economic ups and downs, and ultimately sold it after years of hard work and dedication. That experience shaped how I lead today, with a deep understanding of the pressures our small business owners face every single day.

Here on Padre Island, our small businesses aren’t just neighborhood conveniences, they are a driving force of our local economy. From family-run restaurants to surf shops, Realtors, fishing charters, boutiques, and service providers, these enterprises embody the entrepreneurial spirit that makes our city unique.

More than 82% of businesses in Corpus Christi are classified as small businesses, and on the Island, they account for an outsized portion of both job creation and sales tax revenue.

When we talk about economic development, we often think of large corporations and new industries. But the truth is, small businesses are the economic bedrock of our city. They employ local residents, sponsor our youth sports teams, and reinvest their profits right back into the community. Every dollar spent locally creates ripple effects, from job growth to better infrastructure, benefiting all of us.

That’s why I’ve prioritized supporting small businesses from day one. Whether it’s cutting red tape at City Hall, investing in public safety so businesses can prosper, or fighting to keep property taxes low, I understand that pro-business policies matter. And I also understand that business owners don’t want handouts, they want a fair shot, consistent infrastructure, and a level playing field.

We’ve seen incredible resilience from our Island business community, especially through hurricanes, the pandemic, and ongoing economic challenges. Yet, you’ve stayed strong, just like I had to during my own years in business. That tenacity is something I deeply admire and work every day to support.

Let’s continue to shop local, dine local, and invest in our Island’s future… together. As Mayor, I’ll never stop being a champion for the small business owners who fuel our economy and keep the Island the vibrant family-friendly destination we

Thank you for everything you do.

~Corpus Christi Mayor Paulette Guajardo

Filed Under: Charities, corpus christi business, corpus christi city council, Investment Property, Local Food, Mayor Paulette Guajardo, mustang island, North Padre Real Estate, Padre Island Business Association, Padre Isles POA, property taxes, Restaurants, selling a home, spring cleaning, Todd Hunter, windstorm insurance

PADRE ISLAND HOUSING REPORT – MAY 2025

June 13, 2025 By

Corpus Christi Association of Realtors has posted the Padre Island Corpus Christi Housing Report for May 2025.

Our active listing median prices have softened the past month to $424,500 which is actually a 14.2% decrease from where it was compared to last May at this time! CCAR shows us the data that has risen for active listings t0 53.6% with a total of 473 properties this past month compared to May 2024 while inventory also rose to 18.1 compared to 10.6 last year at this time.

Days on the market decreased this past month with an average of 76 days and the highest categories for sales with 28.6% of all the sales being priced between $500,000 – $749,999. The market is continuing to show signs of stability with properties available across many pricing areas. Padre Island’s newest development Whitecap NPI is open for sales of their lots in Phase 1, Contact Coastline Properties Agent Ms. Amber Spicak at their office for all pre-sales. amber@coastline-properties.com

In May 2025, the Consumer Price Index (CPI) showed a modest rise, with an annual increase of 2.4%. This is up from 2.3% in April. The increase was less than expected, and the monthly rise was only 0.1%.

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!

 

Padre Island Corpus Christi May 2025 Data (Click Pic below for Larger Image)

padre-island-corpus-christi-housing-report-may-2025

Filed Under: Uncategorized

Existing Home Sales Show Signs of Resurgence

June 6, 2025 By

Despite recent challenges, the U.S. housing market is poised for a resurgence in 2025, offering promising opportunities for buyers, sellers, and investors alike.

In 2024, existing-home sales dipped to 4.06 million units – the lowest since 1995- primarily due to elevated mortgage rates hovering between 6% and 8%. However, a shift is on the horizon. The National Association of REALTORS® (NAR) forecasts a rebound, projecting 4.5 million existing-home sales in 2025 and anticipating the 30-year fixed mortgage rate to average around 6%. This rate adjustment could enable approximately 6.2 million households to afford median-priced homes, marking a significant improvement in affordability.

Inventory levels are also showing positive trends. By December 2024, the number of homes available for sale increased by over 16% year-over-year, providing buyers with more options. This uptick in inventory, coupled with stabilizing mortgage rates, is expected to invigorate market activity.

Home prices continue to reflect the market’s resilience. The median existing-home price reached $404,400 in December 2024, a 6% increase from the previous year. This consistent appreciation underscores the enduring value of real estate investments.

First-time buyers are gradually re-entering the market, accounting for 30% of home purchases in November 2024, up from 27% the previous month. While still below the historical average of 40%, this increase indicates growing confidence among new entrants

Builders are responding to the demand by increasing new-home construction. NAR anticipates 1.45 million housing starts in 2025, predominantly single-family units. Notably, townhome construction surged, with single-family attached starts rising 27% in Q4 2023 compared to the same period in 2022, highlighting a shift towards more affordable housing options.

In summary, the housing market is on an upward trajectory. With anticipated mortgage rate stabilization, increased inventory, and robust construction activity, 2025 is shaping up to be a favorable year for real estate. Whether you’re considering buying, selling, or investing, the coming months present a window of opportunity to engage with a revitalizing market.

Filed Under: Better Business Bureau, buying a home, Corpus Christ Real Estate Data, corpus christi, Corpus Christi Foreclosures, Investment Property, Mortgages, North Padre Island, Padre Island Business Association, padre island events, property taxes, Real Time MLS, realtors, selling a home, Whitecap Development Project, Whitecap NPI, windstorm insurance

National Mental Health Awareness Month

May 24, 2025 By

Each year, May is designated as National Mental Health Awareness Month. This
awareness month began to educate communities about mental health conditions and provide
support along with resources to those individuals living with mental illness. Millions across the
country are affected by mental illness each year. According to the Texas Statewide Behavioral
Health Coordinating Council, over 3.3 million adults in Texas are living with a mental illness.
Furthermore, more than half of the adults in Texas who need mental health treatment do not
receive any. Unfortunately, children are affected by mental illness as well. According to the
Texas Health & Human Services Commission, one out of four children will have a mental illness
during childhood. Therefore, breaking down the stigma attached to mental illness through
education and outreach is a key goal of National Mental Health Awareness Month.
According to the National Alliance on Mental Illness (NAMI), a mental illness is a
condition that affects a person’s thinking, feeling, behavior, or mood. Mental health conditions
are far more common and come in many different forms. As a result of this, it is important to
look for common signs of mental illness in adults and adolescents. To learn more about the
Substance Abuse and Mental Health Services Administration (SAMHSA) and find more
information about mental health conditions, please visit SAMHSA. For more resources please
visit the Texas Health and Human Services Commission. For more mental health resources in
Texas, visit Mental Health Texas.

In Texas, the Department of State Health Services (DSHS) contracts with Local Mental
Health Authorities (LMHAs) across the state to provide mental health services to communities.
The Nueces Center for Mental Health and Intellectual Disabilities delivers mental health services
to those who live in Nueces County. You can learn more by visiting https://www.ncmhid.org/.
Additionally, you can visit the Coastal Plains Community Center, which provides mental health
services in Aransas County.
If you have questions regarding any of the information mentioned in this week’s article,
please do not hesitate to call my Capitol or District Office. Please always feel free to contact my
office if you have any questions or issues regarding a Texas state agency, or if you would like to
contact my office regarding constituent services. As always, my offices are available at any time
to assist with questions, concerns, or comments (Capitol Office, 512-463-0672; District Office,
361-949-4603).

– State Representative Todd Hunter, District 32

Rep. Hunter represents Aransas County and Nueces County (Part). He can be contacted
at todd.hunter@house.state.tx.us or at 512-463-0672.

Filed Under: Barefoot Mardi Gras, BeachWalk Development, Better Business Bureau, chamber of commerce, Charities, corpus christi, Hurricane Aide, Hurricane Relief, Investment Property, North Padre Island Marina, Park Road 22 Proposed Bridge, Scam Alert, spring cleaning, Todd Hunter
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