78389
Beeville, Texas

The Beeville 78389 market shows a median sale price of $329,000 as of February 2026, representing an extraordinary year-over-year increase of 186.1%. However, this dramatic price appreciation appears disconnected from buyer demand, with properties averaging 188 days on market—well above the typical 30-60 day range for balanced markets. Notably, zero percent of homes sold above list price, indicating sellers are meeting resistance at current valuations despite the statistical price surge.

This market favors patient buyers with strong negotiating positions. The 188-day inventory cycle and complete absence of above-ask sales create conditions for offers below list price and extended due diligence periods. Cash buyers and investors seeking entry points can leverage the prolonged marketing periods to conduct thorough analysis. Conversely, sellers who purchased before the 186% run-up may find windows to exit with substantial gains, provided they price competitively given the extended absorption rate.

The PropIQ score of 50/100 signals caution, suggesting the triple-digit appreciation may not be sustainable given demand metrics. The divergence between price growth and time-on-market statistics indicates potential correction risk or price stabilization ahead. Monitor whether days-on-market begins contracting below 120 days and whether any properties start commanding above-ask prices—these would signal genuine demand supporting current valuations rather than statistical anomalies from limited transaction volume.