Category	Jan. 2022	Feb. 2022	Mar. 2022	Apr. 2022	May 2022	June 2022	July 2022	Aug. 2022	Sept. 2022	Oct. 2022	Nov. 2022	Dec. 2022
Total Property Sales	8,134	9,299	12,149	11,384	11,980	11,921	10,180	10,157	9,387	8,223	7,171	7,634
Total Active Listings	21,643	20,620	20,923	22,475	24,301	29,344	33,711	34,458	35,694	36,751	36,434	33,776
Single-Family Home Sales	6,451	7,372	9,693	9,079	9,627	9,728	8,370	8,241	7,664	6,641	5,827	6,378
Townhome/Condominium Sales	555	652	855	809	821	748	660	683	597	540	436	432
Single-Family Months of Inventory	1.4	1.3	1.3	1.4	1.6	2.0	2.5	2.5	2.7	2.8	2.9	2.7
Single-Family Pending Sales	9,271	9,301	10,616	10,201	10,353	9,181	8,330	8,520	7,324	6,666	5,937	5,493
Days on Market	39	41	38	33	29	28	26	31	37	43	48	57

Price Range	Jan. 2022	Feb. 2022	Mar. 2022	Apr. 2022	May 2022	June 2022	July 2022	Aug. 2022	Sept. 2022	Oct. 2022	Nov. 2022	Dec. 2022
$1 - $99,999	41	28	33	34	29	26	22	30	27	27	27	25
$100,000 - $149,999	103	118	145	118	110	102	109	120	100	88	89	105
$150,000 - $249,999	1,248	1,081	1,437	1,112	1,100	1,059	939	1,103	1,001	978	824	931
$250,000 - $499,999	3,121	3,733	4,740	4,351	4,615	4,907	4,190	4,128	3,833	3,357	2,918	3,091
$500,000 - $749,999	551	741	1,016	1,087	1,236	1,280	1,033	1,000	851	703	608	727
$750,000 and above	291	390	583	635	756	720	533	505	485	364	322	381

Many homebuyers are attracted to stucco clad homes. Stucco construction is beautiful to the eye, but many homeowners do not understand the pitfalls in the moist Texas climate.

WHAT IS STUCCO?

There are two types of stucco, traditional masonry and synthetic EIFS.

Traditional Masonry Stucco

Traditional stucco is a mix of Portland cement, limestone powder, sand, and water. It is applied to a structure using a 3-coat system that puts the stucco mix over a base mesh. It is then spread with the trowel over the surface. Textured finishes and colors can be added to enhance the appearance. This type of stucco is hard, but brittle. It is fire resistant, absorbs water and dries easily due to its porous nature. This type of stucco is susceptible to surface cracks and chips.

EIFS – Synthetic Stucco

As mentioned above, traditional masonry stucco utilizes natural ingredients and mesh. EIFS, External Insulation and Finishing Systems, stucco uses layers that add in synthetic materials. EIFS consists of basic cement stucco, various fibers and synthetic acrylic materials. It is made by applying an acrylic polymer coat over fiberglass mesh and foam board. The synthetic elements make it durable and flexible. Synthetic stucco is not as heavy as masonry which tends to make it weaker. It is a single coat system versus the 3-coat system that is used for traditional stucco. EIFS is less susceptible to cracks, but is more prone to be damaged by hail, birds or other objects. Synthetic stucco does not insulate like cement mixed stucco and has limited texture choices. It repels moisture, but does not completely prevent water intrusion.

STUCCO IN TEXAS

Stucco can be used in Texas if it is properly installed and maintained. Many homeowners and Realtors do not fully realize the importance of stucco maintenance. Furthermore, many buyers and agents do not know that stucco should be thoroughly inspected by a trained stucco inspector during the termination option period.

As mentioned previously, stucco is very porous. This quality is not always ideal for Texas cities that experience frequent rainfall and high humidity. If stucco is not properly installed or maintained, a moist climate can be detrimental to stucco construction. Unlike wood and brick, stucco is known for retaining water inside of walls. When stucco structures have proper ventilation and water repellent designs, moisture is less likely to. When stucco is not properly installed and/or maintained, water can accumulate inside wood frames, creating conditions that lead to rotting, mold growth, insects, and other conditions.

HOW TO RECOGNIZE ISSUES AND PROPERLY MAINTAIN STUCCO

Many times stucco issues occur below windows and/or where rain drains from the roof and down the wall. If the home is not regularly caulked and sealed, moisture can get behind the siding via broken caulk joints, poorly sealed windows and penetrations. When this happens, the moisture becomes trapped. To prevent issues, inspect and repair/maintain stucco on a regular basis.

1. Look for peeling paint or evidence of water on interior walls. Do not forget to look behind artwork.
2. Make sure there is not any staining on exterior walls.
3. Quickly seal any cracks you observe.
4. Check caulking around window seals, doors and all penetrations (hose bibs, electrical outlets, dryer vents, etc.) Heat deteriorates caulking and sealant, so be sure to observe especially in summer months. If deteriorated, replace quickly. I always recommend that homeowners caulk and seal at least every two years, if not more often.
5. Keep an eye on your home’s flashing. If it is missing, damaged or unsealed, roof run-off can get behind the stucco.
6. Trim all foliage and maintain soil levels. Plants, flowers, ivy, soil or other landscaping items that retain water should not be in contact with stucco.
7. Make sure all overhangs and balconies support positive drainage and prevent leaf or debris accumulation. All balconies should have proper clearance between the wall and flooring.
8. Stucco should never come in contact with flooring or the foundation. Always make sure weep screeds are open and installed correctly.

This is not an exhaustive list, but will help you get started on your stucco maintenance journey. If you see the slightest issue with your stucco, it is best to call a trained stucco contractor to repair as soon as possible. This will help prevent problems from getting too costly.

If buying or selling a stucco home, make sure your Realtor can properly advise you. Your agent should understand stucco and be able to help you find qualified professionals to inspect and repair. Never buy a home without having it properly inspected.

Leslie Lerner and Leslie Lerner Properties agents provide flat fee listings and rebated commissions, but they are eager to share their knowledge and experience to help you make wise decisions when selling or purchasing a home. The service provided to clients is never discounted or based on the commission structure.