Weekly Real Estate Report: Week of October 12
Ryan Newlin's Weekly Real Estate Report: Week of October 12, 2026
The Big Story
Rates keep climbing. Freddie Mac's 30-year fixed average hit 7.40% on October 8, up from 7.28% the week before and 6.30% a year ago. The Fed also raised its target range a quarter point on September 16, to 3.75% to 4.00%.
Here in San Angelo, the Local MLS shows a market that held its price but got slower. September's median sold price was $285,000, up 8.8% from September 2025. But homes took longer to sell (104 days on average, up from 99 a year ago), and pending contracts fell to 96, down from 119 in August.
Inventory is the other piece. We ended September with 618 active listings, up from 595 a year ago. Buyers have choices, and with rates where they are, they are using them to negotiate. The average home sold for 97.3% of its last list price, but only 94.5% of its original list price. Pricing right the first time matters more than ever.
San Angelo (Local MLS)
All numbers are residential, City of San Angelo, from the Local MLS. Month labels are on every number. September 2026 is the most recent full month.
Sold homes. September 2026: 118 sold. August 2026: 129. September 2025: 114. That's 4 more sales than a year ago and 11 fewer than last month.
Prices. The median sold price was $285,000 in September 2026, versus $295,500 in August 2026 and $262,000 in September 2025 (up 8.8% year over year, down 3.6% from August). The average sold price was $319,044 in September 2026, versus $333,563 in August 2026 and $300,689 in September 2025 (up 6.1% year over year).
Active inventory. 618 active listings at the end of September 2026, versus 592 in August 2026 and 595 in September 2025. The median list price of active homes was $299,500 in September 2026 (August 2026: $300,000, September 2025: $295,000).
New listings and pendings. New listings in September 2026: 198 (August 2026: 255, September 2025: 215). Pended listings in September 2026: 96 (August 2026: 119, September 2025: 107). The median list price of pended homes was $259,900 in September 2026, versus $280,000 in August 2026 and $277,500 in September 2025.
Speed. Average days on market was 104.0 in September 2026, versus 91.7 in August 2026 and 99.0 in September 2025.
Negotiation. Sale to list price ratio: 97.3% in September 2026 (August 2026: 97.2%, September 2025: 97.6%). Sale to original list price ratio: 94.5% in September 2026 (August 2026: 95.6%, September 2025: 95.2%).
Absorption. The absorption rate was 5.0 in September 2026, versus 4.71 in August 2026 and 4.95 in September 2025.
New Construction (Local MLS)
Residential, City of San Angelo, flagged new construction in the Local MLS. Active and Pending are a snapshot as of October 12, 2026. Sold is the full month of September 2026. Small samples swing averages, so read these as a direction, not a verdict.
Active. 114 new construction homes were active as of October 12, 2026, with a median list price of $364,995. That is 18.5% of the 616 active residential listings in San Angelo that day.
Pending. 22 new construction homes were pending as of October 12, 2026, with a median list price of $367,741.
Sold. 19 new construction homes closed in September 2026, with a median sold price of $280,900, an average sold price of $320,745, and an average of 132 days on market. That is about 16% of the 119 total San Angelo closings in September 2026. In September 2025, 17 closed, with a median of $347,250, an average of $434,625 and an average of 141 days on market. The year-ago average was pulled up by a few high-end closings, so don't read too much into the drop.
Outside the MLS
Nothing verified this week. I could not confirm a local news item or Tom Green County number from an outside source, so I left it out rather than guess.
Mortgage Rates
Freddie Mac PMMS, released October 8, 2026: the 30-year fixed averaged 7.40%, up from 7.28% on October 1, 2026 and 6.30% a year ago. The 15-year fixed averaged 6.73%, up from 6.60% last week and 5.53% a year ago. (Freddie Mac)
The Fed raised the federal funds target range by a quarter point to 3.75% to 4.00% on September 16, 2026. The vote was 12 to 0. The next meeting is October 27 and 28. (Federal Reserve)
State and National
National: existing home sales slipped in August. NAR reported on September 10, 2026 that existing-home sales ran at a 3.98 million annual rate in August 2026. Inventory was 1.62 million homes, or 4.9 months of supply, which NAR says is the highest in over ten years. NAR chief economist Lawrence Yun said the ample supply is giving buyers better chances to negotiate. (NAR)
Texas: prices flat, sales up. Texas Realtors reported on July 21, 2026 that the statewide median home price was $340,000 in the second quarter of 2026, unchanged from a year earlier, while closed sales rose 4.5% to 99,688. (Texas Realtors via PR Newswire)
Texas: supply is still healthy. Republic Title's Texas Housing Insight, published August 25, 2026, put statewide supply at 5.4 months in June 2026, versus 5.6 months a year earlier, with prices 0.4% below a year ago. (Republic Title)
By the Numbers
- 30-year fixed rate (National, week of Oct 8, 2026): 7.40%
- Fed funds target range (National, Sept 16, 2026): 3.75% to 4.00%
- Existing-home sales (National, Aug 2026): 3.98 million annual rate, 4.9 months of supply
- Texas median price (State, Q2 2026): $340,000, flat year over year
- San Angelo median sold price (Local MLS, Sept 2026): $285,000
- San Angelo homes sold (Local MLS, Sept 2026): 118
- San Angelo active listings (Local MLS, Sept 2026): 618
- San Angelo average days on market (Local MLS, Sept 2026): 104.0
- New construction active (Local MLS, Oct 12, 2026): 114
The Takeaway
My job is growing and managing 100 agents, so here is what I want this to mean for the office. Rates are up, contracts are down, and homes are sitting longer. That is a coaching moment, not a panic. The agents who win right now are the ones who help sellers price right on day one (the gap between original and final price tells the story), and who help buyers use the extra inventory to negotiate. New construction is 18.5% of our active inventory, so every agent should know the builder incentives and be ready to compare a new build to a resale. In the next sales meeting, let's drill listing price conversations and a simple "what 7.40% does to a payment" script.
Talking Points
- Local: San Angelo's median sold price was $285,000 in September 2026, up 8.8% from a year ago. Home values are holding, even with higher rates.
- Local: Homes took 104 days on average to sell in September 2026, up from 99 a year ago. Sellers who overprice are paying for it in time.
- Local: Sold homes brought 94.5% of their original list price in September 2026. Pricing right at the start saves sellers money.
- Local: We had 618 active listings at the end of September 2026, up from 595 a year ago. Buyers have more to choose from and more room to negotiate.
- Local: New construction is 114 of 616 active San Angelo listings as of October 12, 2026. If you are shopping, a new build is worth a look.
- Mortgage: The 30-year fixed hit 7.40% on October 8, 2026, up from 6.30% a year ago. A buyer's monthly payment looks very different than it did last fall.
- Mortgage: The Fed raised rates a quarter point on September 16, 2026 and meets again October 27 and 28.
- National: NAR says there are 4.9 months of supply nationally, the highest in over ten years. That is leverage for buyers.
Explore San Angelo's Available Inventory
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