Hidalgo County Market Report — July 2025

This month’s Hidalgo County snapshot shows what we’ve been feeling on the street for a while: more listings, longer days on market, and buyers getting their voice back. It’s not a crash — it’s a market that’s correcting after a few very strong years. Below is the July 2025 view plus a 7-day pulse so you can see what’s happening right now in McAllen, Mission, Edinburg, and surrounding areas.

Quick Take

• Buyers: You have more choice and a lot more price reductions to work with. Run the numbers on resale credits vs. builder incentives — sometimes the monthly payment is better on one over the other.
• Sellers: It’s a slightly longer game. Price to the search band (example: $299,900 instead of $305,000), launch photo-ready, and if you don’t get activity in 14–21 days, adjust.

All Residential (Countywide)

Here’s what July 2025 looked like for residential in Hidalgo County:

• Median price: $250,000
• Months of Inventory (MOI): 9.0
• DOM: 75 days
• Closed: 409
• Active: 2,998
• Close-to-original list: 94.2%

At around 9 months of inventory, that’s a buyer-leaning environment. The clean, well-priced homes still move. The ones trying to stretch the price get stuck and take reductions.

Land (Farm, Ranch, Vacant)

Land slowed down more than houses.

• Median: $83,000
• MOI: 12.8
• DOM: 142
• Median $/acre: $251,791

That’s a buyer’s window — more supply than demand. Good time to negotiate utilities, access, and longer closing timelines.

7-Day Market Pulse (week of Sept 1–7)

This is the part most people like — what happened this week:

Residential (7-Day)

• New: 189
• Back on market: 23
• Price ↓: 179
• Price ↑: 15
• Under contract: 60
• Pending: 97
• Sold: 74
• Expired: 99

Takeaway: price reductions are beating price increases by a lot → buyers are price-sensitive.

Vacant Land (7-Day)

• New: 45
• Price ↓: 24
• Pending: 15
• Sold: 27

Solid land activity, but buyers expect to negotiate.

Multi-Family (7-Day)

• New: 28
• Price ↓: 11
• Pending: 4
• Sold: 7

Pipeline is thin → clean, financeable offers win.

Commercial (7-Day)

• New: 16
• Price ↓: 9
• Pending: 4
• Sold: 5
• Expired: 11

Longer underwriting + location still dominate outcomes.

Cross-Property (All Types, 7-Day)

• New: 295
• Price ↓: 231
• Pending: 124
• Sold: 118
• Expired: 167

High expirations = a lot of listings are coming back on, changing brokers, or adjusting price. Your first 2–3 weeks really matter.

DOM vs. CDOM — read both clocks

DOM = how long the current listing has been active. CDOM = total time on market even if the listing was withdrawn and relisted. Example: 83 DOM but 122 CDOM = that property has really been on the market a while → good negotiation target.

Strategy Playbook

For Sellers

• Price to the search band people are using (example: stay under $300k if possible).
• Win the thumbnail: clean front photo, fresh landscaping, good lighting.
• Measure early — if showings and calls are slow in 14–21 days, adjust price or photos.
• Watch CDOM so you don’t chase the market.

For Buyers

• Use price reductions and high CDOM to negotiate.
• Compare total monthly payment — incentives vs. resale credits.
• Be offer-ready with pre-approval so you can move first.

Current Opportunities

• Two homes: San Juan and North Mission — move-in ready.
• Three lots: Hargill area farm & ranch, San Juan infill lot (~7,000 sf), Sullivan City / La Joya area lot.

Check your home value | Schedule a call

Let’s map your next move

Luciano Martinez — RE/MAX Platinum c/m: (956) 476-2925 🌐 martinezrgvhomes.com 📅 Book with Calendly ✉️ [email protected] ✨ Experience the Martinez Difference! ✨

© 2025 Luciano Martinez · RE/MAX Platinum · McAllen, TX