New Leaflet – July 2026

JULY 2026

Here’s the thing we sometimes forget: one of the best escapes we have is practically in our backyard. Get closer to the water and the temperature drops — often five degrees or more once that Gulf breeze picks up. And Galveston, just about an hour from wherever you’re sitting right now, offers all of it: hotels if you want a quick weekend, Airbnbs if you want to test the waters, and — for those of us thinking longer-term — genuinely affordable and unaffordable homes for sale.

You’ve probably heard the narrative over the past year: Galveston has too much inventory, the market’s falling apart, investors are fleeing. That’s the story on the street. But I’d rather let the data tell the story than the rumor mill — so this month, we’re doing a deep dive into the island, from the Seawall all the way to San Luis Pass, covering both beach and bayfront properties, to see what’s actually happening down there. We were especially curious to pull back the lens and compare the market before, during, and after COVID — to see how much of what we’re seeing now is a return to normal versus something else entirely.

I hope you enjoy this look at Galveston’s numbers. And if you want to dig in further on any of it — happy to talk it through.

Regards,

HERE’S WHAT I’M TELLING MY CLIENTS

The Data: West Galveston Island by the Numbers

We pulled HAR/MLS sold data across three price bands — $300K–700K, $700K–$1.2M, and $1.2M+ — at four points in time: 2020 (pre-COVID baseline), 2022 (pandemic-era peak), 2024, and the trailing 12 months (today’s market).

Price Per Square Foot

Every band peaked in 2022 or 2024 and has since pulled back. The entry-level and mid bands topped out clearly in 2022, at the height of pandemic-era demand; the luxury ($1.2M+) band held up a bit longer, cresting in 2024 before also softening.

Average Sales Price

The luxury segment tells an interesting story here: average sales price actually hit a new high over the last 12 months, even as its $/sq ft eased — a sign that larger, higher-end properties are still finding buyers even as the broader market cools.

Properties Sold

Volume tells the clearest story of the cooling cycle. Entry-level sales fell from 383 in 2020 to 199 over the last 12 months — the sharpest pullback of the three bands — while the luxury band has stayed comparatively steady.

The Full Picture

What This Means

2022 was the valuation peak across West Galveston Island — not today, and not pre-COVID 2020. Days on market bottomed out that year (45–63 days depending on band) and sellers were getting 98%+ of list price.

Since then, homes are sitting 3–5x longer and sellers are conceding meaningfully more on price. But “falling apart” isn’t the right read either. Compared to 2020, most bands are still up on both $/sq ft and average price — this looks less like a collapse and more like a return toward a more normal, balanced market after an unsustainable pandemic-era run. For buyers, that means more room to negotiate than we’ve seen in years. For sellers, it means pricing realistically and expecting a longer runway to close — especially outside the luxury tier. Regardless, purchasing a second home is not all about the valuation and more about the pleasure it can bring your family. Maybe, Galveston is an opportunity to solve both at the same time now. If this read like a commercial for Galveston is not intended too. My family has always had a place on the water and it has been a huge addition to our lives over the years.

MEET YOUR NEIGHBOR:

GINNY JACKSON

Before Ginny came to work at New Leaf, we had done a couple of transactions together and I could tell we had the same work ethic and client-focused approach. We also grew up in the same neighborhoods and had a lot of shared experiences. It felt like I won the lottery when Ginny agreed to move over to New Leaf. She’s a true professional, and her clients love her.

Here is a Q&A with Ginny so you can get to know her better, too.

I grew up in River Oaks and went to St. Michaels and then St. Agnes Academy.

What is your favorite thing about growing up in Houston?

I loved rollerblading around with my brothers and friends, eating delicious Tex-Mex, art classes at Glassel, going to our museums, and being let loose in the Galleria! Massive-scale movie theaters started opening when I was in middle school, and they were the coolest. I got my driver’s license at 15 and explored Houston as much as I could. In high school, we ventured off campus for lunch, and that is when my love for Chinatown and the diverse cultural pockets that our city has to offer developed.

What is your favorite way to spend a day in Houston now?

I’d start the day with yoga or Pilates, proceed to treasure hunt at the Guild Shop or Blue Bird, tour some beautiful homes, and take a long walk with my black lab (Puddin’). Lunch would be my favorite chicken salad from The French House. Then we would go to watch my kids play baseball and, after, walk to dinner with my family and friends. For dessert, it is always dark chocolate from ROYCE.

Where do you mainly sell homes?

My main area is West University. I also sell in River Oaks, Southampton, Montrose, and Braes Heights. Memorial and the Heights as well!

Where do you live now?

West University Place. My kids have grown up with West U Little League, and I find it a central part of our life and community. I can’t think of another experience that introduces so many new friendships (both adults and kids) every year. Our family has met so many amazing people and neighbors that we otherwise may not have met! My husband’s three siblings and parents all live within blocks of us. It feels like a very small town bubble in our big city. I love seeing my kids bike to Tiny’s, Little Matt’s, the baseball fields, and Rice Village.

Why did you choose to work at New Leaf?

I was at a large firm for the first 11 years of my career. After several transactions with David on the other side, I knew we operated very similarly. I feel supported at New Leaf and not micromanaged. As realtors, our job isn’t to battle the other agent. Our role is to facilitate a smooth transaction, manage emotions, and problem solve. When we do that well, our clients have a better experience and transactions close successfully. I continue to value the insight of David and the other New Leaf agents on properties.

WHAT I’M LOVING LATELY.

SIMPLE SUMMER TRADITIONS.

LATEST MOVES

2346 QUENBY STREET
South Hampton
Sold
Listing Agent: Caroline Harrison

2002 SWIFT BLVD
Southgate
Sold
Listing Agent: Yvonne Cosgrove