This page began as a July 2025 market snapshot. It has been updated because a year-old “hot market” headline is not useful guidance for a seller making a decision in late 2026.
Current Eaton listing choices: Florida and Texas sellers can choose $99 MLS Basic for essential seller-managed MLS entry, $499 FSBO Plus for more flexibility and support while managing the sale, or 1% Full Service for broker representation from pricing through closing.
The biggest lesson since 2025 is that Florida and Texas are not moving as one market. Property type, local inventory, price range, condition and metro-level competition matter more than a broad statewide label such as “buyer’s market” or “seller’s market.”
For the full current statewide report, see Eaton’s Florida & Texas Housing Market 2026 seller update. This article focuses on what sellers should think differently about now compared with the assumptions that were common in 2025.
Florida: more sales, but a very different picture by property type
Florida Realtors reported 23,870 existing single-family home sales in July 2026, up 5.1% from July 2025. Existing condo-townhouse sales totaled 8,194, up 11% year over year.
Prices and supply also show why sellers should avoid one-size-fits-all advice:
- Single-family median price: $425,000, up 3.7% year over year
- Condo-townhouse median price: $295,000, unchanged year over year
- Single-family supply: 4.5 months
- Condo-townhouse supply: 7.8 months
A Florida condo seller and a nearby single-family seller can therefore face very different competition even in the same ZIP code. Association finances, assessments, insurance questions, roof and storm-related information can also change buyer confidence and financing options.
Source: Florida Realtors, July 2026 housing report
Texas: balanced statewide supply, but metro differences remain
The Texas Real Estate Research Center’s August 2026 Housing Insight, which analyzes June activity, reported approximately 153,800 active listings statewide and a 5.4-month supply of inventory.
Homes sold in June spent an average of 62 days on market. Statewide home prices were 0.4% below the prior year, while the median seller price reduction was $12,000, or 3.3% of the initial list price.
The report also showed meaningful metro differences. Austin and Dallas–Fort Worth had lower year-over-year inventory measures, while Houston and San Antonio had higher inventory. Price weakness was more pronounced in Austin and San Antonio, while Dallas-Plano and Houston were showing more signs of stabilization and Fort Worth-Arlington posted year-over-year price gains.
Source: Texas Real Estate Research Center, August 2026 Housing Insight
What sellers should stop assuming from older market headlines
1. “Florida is hot” or “Texas is hot” is not a pricing strategy
A statewide story cannot tell you what a specific property should list for. Buyers compare homes by location, condition, features, property type, fees, financing eligibility and current alternatives.
Use recent comparable sales for context, but also study active and pending competition. Those listings show what buyers can choose today.
2. More inventory does not mean a home cannot sell well
It means the seller has to compete more deliberately. Pricing, photographs, accurate details, showing access and response to market feedback become more important when buyers have choices.
3. A higher listing fee does not automatically create a better sale
Compare the listing-side fee with the actual representation and services provided. Eaton’s 1% Full-Service plan includes seller representation, showing coordination, offer and negotiation help and contract-to-close guidance.
Eaton’s $499 FSBO Plus plan is intentionally different. It provides MLS input for a hands-on seller who will manage inquiries, showings, offers, contracts, title and closing details. The $499 fee is due when instructed under the signed agreement.
Buyer-agent compensation, if offered, is separate, negotiable and chosen by the seller.
4. The “best month to sell” is property-specific
Seasonality can matter, but it is not the same for a Florida condo, a Houston suburban home, a Texas ranch or a vacation-oriented property near Disney. The seller’s timing, carrying costs and local competition should be part of the decision.
What has not changed for sellers
- Preparation still matters. Resolve obvious maintenance and presentation issues before the listing launches when practical.
- Accurate information still matters. Gather surveys, HOA documents, permits, invoices, insurance-related records and major-system details when applicable.
- The first weeks still matter. Watch showing activity, buyer-agent feedback and competing listings rather than waiting for a stale listing to fix itself.
- Net proceeds matter more than headline price. Compare offers after commissions, concessions, title costs, taxes, repairs and other transaction-specific deductions.
- Service level should match the seller. Full representation and MLS-only are not the same product.
Florida and Texas seller resources
Use the market that matches the property rather than a generic national headline:
- Florida seller services
- Texas seller services
- Florida cost-to-sell calculator
- Texas seller net-proceeds guide
- Seller Savings & Readiness Report
- Florida & Texas coverage areas
Thinking about selling now?
Start with the property address and compare the level of help you want. Eaton Real Estate Company works exclusively with sellers in Florida and Texas through 1% Full-Service representation and the $499 FSBO Plus option.
Start your listing online or call 409-996-9999.
Updated September 12, 2026. General educational information only. Market conditions, contracts, insurance, taxes, title expenses and property-specific requirements vary. Verify current information with the appropriate licensed professionals.