78102
Beeville, Texas

The Beeville 78102 market recorded a median sale price of $175,000 as of February 2026, representing a significant 37.8% year-over-year increase that outpaces most Texas markets. However, this price acceleration hasn't translated to transaction velocity, with properties averaging 112 days on market—nearly four months of inventory exposure. Only 13% of homes sold above list price, indicating that despite substantial appreciation, buyer competition remains moderate and sellers face extended marketing periods before closing.

This market configuration favors patient buyers with flexible timelines who can capitalize on the 112-day average DOM through negotiation leverage. The 13% above-ask rate suggests minimal bidding war risk, allowing for thorough due diligence and inspection contingencies. Conversely, sellers who captured the 37.8% appreciation cycle may find optimal exit conditions, though they must price strategically given the extended absorption timeline and limited premium capture rates compared to hotter Texas markets.

The PropIQ score of 61 signals caution, suggesting the 37.8% price surge may have outpaced fundamental demand drivers in this sub-100,000 population market. The extended days-on-market metric combined with moderate above-list performance indicates potential price fatigue ahead. Buyers should monitor whether DOM continues expanding beyond 112 days and if the above-list percentage drops below 10%, both indicating a shift from seller-favorable to neutral or buyer-favorable conditions within the next two quarters.