Surfside Beach to Treasure Island Market Report — April 1–16, 2026

Here's the deal: if you're watching the Surfside Beach, Treasure Island, San Luis Beach, or Freeport market right now, the numbers tell a clear story. Inventory is stacked, buyers have leverage, and sellers who don't price competitively are sitting. Let's break it down.

This report covers April 1–16, 2026 — a half-month snapshot of what's happening across the Gulf Coast corridor in Brazoria County. All data comes directly from HAR MLS and ShowingSmart showing reports.

The Numbers at a Glance

A balanced market sits around 4–6 months of supply. At 20.4 months, this is firmly a buyer's market — and it's been that way for a while. According to the Texas A&M Real Estate Center, Brazoria County inventory has been climbing steadily since late 2024.

The median sold price of $331,500 compared to the median list price of $459,000 tells you something important: the properties that ARE selling are priced significantly lower than the broader market. Sellers who are realistic about pricing are getting deals done. The rest are adding to that 230-listing inventory pile.

Area Breakdown: Where the Inventory Is

Not all areas are created equal. Here's how inventory and pricing stack up across the key communities in the corridor:

Surfside Beach dominates with 154 active listings — that's two-thirds of the entire corridor's inventory. The city-wide median list price is $429,450. Treasure Island comes in at $499,950, and the newer communities like Tortuga Sands and Key Largo are pushing into the $800K+ territory.

The growth beyond Surfside Beach and Treasure Island is worth noting. San Luis Beach, Key Largo, Tortuga Sands, Seahorse Estates — these communities are expanding the market map. Carter Signature Properties, the largest brokerage on the island, tracks all of them.

Price Distribution: Where the Listings Sit

Here's where the 230 active listings fall by price range:

The $350K–$500K range is the fattest part of the market — 83 listings, or 36% of total inventory. If you're a buyer shopping in that range, you've got options. If you're a seller in that range, you've got a lot of competition.

What Actually Sold: April 1–16

Six properties closed in the first half of April. Here's what moved:

The story of 119 Nesmith Place tells you everything about this market. It was originally listed at $550,000 back in May 2025 — overpriced from the start. That overpricing cost the seller almost a full year on market, multiple price reductions, and ultimately a sale at $325,000 in April 2026 — a 41% drop from where they started. Overpricing from the onset doesn't just delay the sale. It kills buyer interest early, burns through your best showing window, and trains the market to ignore your listing. That's not a one-off story. That's the market resetting. On the other end, 107 Yucca Avenue sat for nearly 3 years before closing at $805,000 (92.5% of its most recent asking price). The average sale-to-list ratio across all 6 closings was 95.3%, meaning buyers are negotiating roughly 5% off current list price — and in many cases, these list prices have already been reduced multiple times.

Showing Activity: Who's Actually Looking?

Combined: 99 showings across 71 listings — just 31% of all active listings received any showing activity at all.

Here's the showing breakdown by price range in Surfside Beach — this is where the buyers are actually looking:

79% of all showing activity is on homes priced under $550K. The $350K–$550K range had the highest per-listing average at 1.55 — but that's 31 showings across 20 listings that were actually shown, not all active listings in that range. Many listings received zero showings during this period.

Showing data from ShowingSmart. Averages are calculated as total showings divided by listings that received at least one showing — not every active listing on the market.

What This Means for You

If You're a Seller

Prices are resetting — and 119 Nesmith Place is your cautionary tale. Listed at $550K in May 2025, overpriced from day one. Nearly a year later it sold for $325K — a 41% loss from original list. Overpricing at the onset doesn't buy you negotiating room. It costs you time, showing traffic, and ultimately money. The numbers your neighbor got in 2023 or 2024? That's not today's market. With 20+ months of supply, buyers have the upper hand and they know it. Price it right from the start — the homes that sell are the ones that respect where the market actually is, not where sellers wish it was.

If You're a Buyer

This is your market. You've got 230 options, leverage to negotiate, and sellers who've been sitting for months (or years). The data says you can expect to land around 5% below current asking — and many of these asking prices have already been cut. Take your time, do your homework, and bring your best offer when you find the right one.

If You're an Investor

The entry-level price points are where the showing action is. Under $350K gets 44% of all showing traffic in Surfside Beach. That's your demand signal. The Brazoria County Appraisal District is a good starting point for running your tax numbers.

If You're a Homeowner: Protest Your Property Taxes

With sale prices coming in well below appraised values, now is the time to challenge your property tax assessment. These recent comps can work in your favor. Carter Signature Properties is offering free property tax protest comps for residents from Surfside Beach to Treasure Island. Click here to request your comps — it takes 30 seconds and could save you hundreds (or thousands) on your next tax bill.

Data sourced from HAR MLS and ShowingSmart. Information deemed reliable but not guaranteed. This report is not an appraisal. © 2026 Carter Signature Properties. All rights reserved.