Grab your favorite beverage and settle in — here’s your Bolivar Peninsula market, by the numbers.
Over the last six months (June 1 – November 2), 394 homes were on the market across Crystal Beach and Port Bolivar, and 124 sold. October was quiet — just 14 closings all month. Put it together and the Peninsula is sitting at 19.1 months of inventory, up from 17.1 in my last update. For comparison, Texas overall is at 5.5 months. We are not the state market — we’re our own animal out here.
But that one big number hides the real story: depending on your price range, this is two very different markets.
Overall: average sold price $494,798 · about 119 days to sell · sellers getting 95.3% of asking · sold at ~$301/sq ft while actives are asking ~$345/sq ft.
Under $250,000 — the tight end. Only 21 homes active and 16 sold in six months: 7.9 months of inventory, the closest thing to balanced we have. Average sold price $202,476, about 89 days on market. If your home is in this range and priced right, buyers are there. See what’s on the market right now.
$250,000–$500,000 — the heavy middle. This is where your choices live: 188 homes for sale, 56 sold, 20.1 months of supply. Average sold price $367,952 — and notice these took the longest to sell, about 147 days. Buyers, this is your leverage. Sellers, this is where pricing high and hoping goes to sit a while.
$500,000–$750,000 — the steady segment. 101 active, 38 sold, 15.9 months. Average sold price $603,945 in about 104 days, and sellers here got 96.5% of asking — the strongest list-to-sale on the Peninsula. Price it right and this segment moves.
$750,000–$1,000,000 — the patient segment. 62 homes listed and only 4 sold in six months. Bless their hearts — some of these sellers have been waiting a long time for the phone to ring. Your buyer in this range is rare, and they are specific. Average sold price $800,000.
$1,000,000+ — the luxury end. 22 active, 10 sold, 13.2 months. Average sold price $1,136,000, about 85 days, and sellers took 88.2% of asking — luxury buyers negotiate, and the ones who closed met them partway.
So what does it mean for you?
- Buying? You’ve got choices — more than a kid in a candy store — and real negotiating room in the middle segments. Under $250K, though, be ready to move. Start your search here.
- Selling? Price to your segment, not the headline. The homes that are moving are the ones priced for the market they’re actually in — and they’re getting 95–96% of asking for it.
- Just watching? Your under-$250K segment stays competitive while the middle softens. Whichever side you’re on, the segment matters more than the average.
Want to talk through what this means for your place — or the one you’ve been eyeing? Contact our team — Mark DeSantis, Liz Primeaux, or Beth Terminella — at (214) 801-9801, or start your search at WeSellCrystalBeach.com.
Data: HAR MLS, ZIP codes 77617 + 77650, houses only, June 1 – November 2, 2026. Watch the full Beachtime with Beth episode above for the segment-by-segment walk-through.