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

JUNE 2026

Welcome to the first edition of my New Leaf monthly newsletter, where I’ll share neighborhood happenings, real estate trends, and stories that make our communities feel even more like home

As a client or friend of mine, you know that I grew up here, and am now raising my family here. Even as the city continues to grow and evolve, I still find myself driving through neighborhoods remembering the houses I grew up in, the friends made, and the pools we practically lived in during the summers. That’s part of what makes Houston special – every neighborhood has its own personality, rhythm and sense of community.

My hope is that this newsletter becomes more than just a real estate update. I want it to be useful, local, and reflective of what’s really happening across the neighborhoods we all care about. I’m also looking forward to introducing more of the New Leaf team along the way. We’ve built a group of talented agents, most of them born and raised in Houston, so they know this city just as well as I do.

Regards,

HERE’S WHAT I’M TELLING MY CLIENTS

• Inventory continues to rise across many neighborhoods.
• Well-priced homes remain in demand.
• Buyers have more leverage and negotiating power than a year ago.

The latest neighborhood data reflects a selective yet resilient residential market. While transaction volume has softened across several areas, home values remain strong in many of Houston’s premier neighborhoods. One factor continues to be homeowners holding onto historically low mortgage rates, making them less inclined to sell and move.

River Oaks, Boulevard Oaks, West University, Braes Heights/Ayrshire, and the Memorial Villages reported higher average sales prices than in 2025. Most tracked neighborhoods also saw price per square foot increase.

Sellers are still seeing premium prices for quality homes, but buyers are more discerning about condition and pricing. Homes priced in line with recent sales and presented well sell best. Turn-key homes remain in high demand and attract the strongest offers.

For buyers, lower transaction volume can create opportunities to be more thoughtful and strategic, particularly when evaluating homes that have been on the market for an extended period or require updates. As always, the right opportunity depends on the neighborhood, property condition, and timing. When the right home appears, be ready. Have financing or proof of funds prepared, as good properties sell fast. Some buyers waive option periods to strengthen offers, but this carries risks and should be considered carefully.

Most importantly, remember that the highest offer does not always win. Strong terms, flexibility, certainty of closing, and overall buyer credibility often play a significant role in a seller’s decision.

Neighborhood Performance Snapshot: 2026 year-to-date (compared to 2025)

*New Leaf Real Estate neighborhood stats workbook.
Figures compare the 2026 period in the workbook with the comparable 2025 period.

NEW LEAF IN THE COMMUNITY

At New Leaf, we’re proud to support the young athletes and schools that help build strong communities across Houston. We were honored to sponsor the U10-11 River Dogs, this year’s Post Oak Little League champions. Congratulations to the entire team, coaching staff, and families on an outstanding season. Way to go, River Dogs!

MEET YOUR NEIGHBOR:

YVONNE COSGROVE

Yvonne and I grew up in the same neighborhood. We both attended Poe Elementary, played in all the same homes in Southampton and Boulevard Oaks and had the same teachers. Yvonne knows this city like the back of her hand and I’m honored to have her as part of the New Leaf Team. Here is a Q & A so you too can get to know Yvonne:

Where did you grow up and go to school?
I grew up in West University on Pittsburgh Street and attended Poe Elementary before moving to Roberts Elementary and later St. John’s School, where I graduated. Houston has always been home to me, and some of my favorite memories started right there at Poe — including meeting my husband, John. I later attended The University of Texas at Austin.

What is your favorite thing about growing up in Houston?
Houston always had a small-town feel to me. Even now, I can go almost anywhere and know someone. I have wonderful memories of riding bikes through the neighborhood, summers at the Shamrock, and growing up with such a strong sense of community. It’s a big city with so much heart.

What is your favorite way to spend a day in Houston now?
I love spending time outdoors enjoying Houston’s parks and green spaces — whether it’s Hermann Park, Memorial Park, or walking the Heights hike-and-bike trail with friends and my dog. I also love leisurely coffee mornings, gardening, cooking, and hosting dinner parties at home.

Where do you mainly sell homes?
Wherever my clients need me. Being a native Houstonian has allowed me to feel comfortable in many different neighborhoods throughout the city. I’ve had the privilege of selling homes in the Heights, West University, Bellaire, Memorial, Southgate, Montrose, Camp Logan, and Westbury, among others.

Where do you live now?
My family and I have called the Heights home for the past 25 years. I love the walkability, neighborhood feel, and strong sense of community. It truly feels like a small town within Houston.

What inspired your transition into real estate?
Working alongside my husband, John, owner of HTX Appraisal, gave me invaluable insight into Houston real estate and ultimately inspired my transition from event planning and fundraising into the industry. Renovating our own Heights home in 1998 really sparked my passion for homes, design, and helping clients find spaces they truly love.

Why do you love working at New Leaf?
The supportive culture at New Leaf was incredibly important to me. I wanted to be part of a group that genuinely cares about each other, their clients, and the community. From the beginning, I felt welcomed, respected, and supported. There’s a true sense of collaboration here, and everyone wants to see each other succeed.

LATEST MOVES

716 E 18TH STREET
The Heights
Sold
Listing Agent: Caroline Harrison

3784 INGOLD STREET
Southside Place
Pending
Listing Agent: Caroline Harrison