77802
College Station, Texas

The College Station 77802 market registers a median sale price of $324,900 as of February 2026, marking a substantial 12.0% year-over-year increase despite cooling signals elsewhere. Properties spend an average 64 days on market, indicating moderate absorption rates. Notably, zero percent of homes are closing above list price, a sharp reversal from competitive conditions and suggesting seller pricing power has evaporated even as values continue appreciating.

This environment favors patient buyers with financing secured and negotiation leverage. The 64-day marketing period provides time for thorough due diligence without bidding war pressure, while the absence of above-asking sales creates room for offer adjustments. Sellers who purchased before last year's 12% run-up can still exit profitably, but recent buyers face compressed equity positions and limited pricing flexibility given current resistance at list prices.

The PropIQ score of 55 signals caution as price growth appears disconnected from transaction dynamics. The combination of rising inventory time and eliminated buyer urgency typically precedes price stabilization or contraction within two quarters. Monitor days-on-market acceleration and emerging price reduction patterns as leading indicators; if DOM extends beyond 75 days while appreciation persists, expect correction pressure to intensify through mid-2026.