Sell Your Land Note in Corpus Christi, Texas — Updated Guide

Corpus Christi is a coastal city of roughly 325,000 residents on the shores of Corpus Christi Bay, where the South Texas plains meet the Gulf of Mexico. Known as the Sparkling City by the Sea, Corpus Christi has a real estate market shaped by factors that set it apart from every other Texas metro — a coastal economy driven by energy, petrochemicals, port operations, the military, tourism, and healthcare, all overlaid with the environmental realities of building and living on the Gulf Coast.

If you hold a promissory note secured by property in or around Corpus Christi, understanding how these unique dynamics affect your note's value is essential to getting the best price. Corpus Christi notes carry both strengths — affordable property values, steady employment, and strong demand in key sectors — and considerations that buyers evaluate carefully, including hurricane exposure, windstorm insurance requirements, and the condition of coastal properties.

This updated guide covers the Corpus Christi note market in 2026 — what drives local property values, how the coastal environment affects note pricing, which sub-markets and property types perform best, and how to sell your note for the highest possible price.

Corpus Christi's Economic Drivers: The Foundation of Note Value

A note's value depends heavily on the borrower's ability to keep making payments, which depends on stable employment and a functioning local economy. Corpus Christi's economy is built on several pillars that provide this stability.

Energy and Petrochemicals

The Corpus Christi area is a major center for energy production, refining, and export. Multiple refineries and petrochemical plants line the ship channel and the surrounding area, providing thousands of high-paying industrial jobs. The development of crude oil export terminals — Corpus Christi became a significant export point after the lifting of the U.S. crude export ban — has brought additional investment and employment. These energy-sector jobs are well-compensated and, despite the cyclical nature of commodity prices, provide a baseline of employment that supports housing demand and borrower payment performance.

Naval Air Station Corpus Christi

NAS Corpus Christi is a major naval aviation training facility, home to Training Air Wing Four and supporting operations that employ thousands of military and civilian personnel. Like Fort Bliss in El Paso and Joint Base San Antonio, the military presence provides a stable, recession-resistant employment base that generates consistent housing demand. Military families stationed in Corpus Christi need housing for multi-year tours, supporting both the rental and purchase markets.

Port of Corpus Christi

The Port of Corpus Christi is the third-largest port in the United States by total tonnage and the nation's leading crude oil export port. Port operations, logistics, warehousing, and related industries employ a significant portion of the local workforce. The port's ongoing expansion — including channel deepening projects and new terminal construction — signals continued investment and job creation that supports the local real estate market for years to come.

Tourism and Hospitality

Corpus Christi's beaches, fishing, and waterfront attractions draw tourists year-round, with peak activity during the summer months. The tourism economy supports hotels, restaurants, retail, and service businesses that employ local residents. While tourism jobs tend to be lower-paying than energy or military positions, they add breadth to the employment base and support demand for affordable housing.

Healthcare and Education

The local healthcare sector — anchored by CHRISTUS Spohn Health System, Driscoll Children's Hospital, and the growing medical community — provides stable employment. Texas A&M University-Corpus Christi, with over 12,000 students, contributes to the economy through employment, student housing demand, and the broader educational ecosystem.

Corpus Christi Sub-Markets: Location and Note Value

Corpus Christi's geography — a bayfront city with barrier islands, a ship channel, and both urban and rural areas — creates distinct sub-markets.

Southside — Flour Bluff, Padre Island, Calallen

The south side of Corpus Christi, including Flour Bluff, the Padre Island area, and Calallen, represents the city's primary residential growth corridor. Newer subdivisions, good schools in the Flour Bluff and Calallen ISDs, and access to the bay and island beaches make this area desirable for families. Notes on south-side properties are generally well-regarded by buyers, with pricing that reflects the area's stability and demand.

North Padre Island and Mustang Island

The barrier islands — North Padre Island and Mustang Island (Port Aransas) — are Corpus Christi's premium coastal market. Properties here range from modest beach condos to luxury waterfront homes. Notes secured by island properties carry unique considerations: higher insurance costs, hurricane exposure, and seasonal occupancy patterns for vacation and rental properties. Buyers evaluate island notes carefully but will pay competitive prices for well-performing notes with adequate insurance and strong borrower payment histories.

Westside and Northwest

The western side of Corpus Christi — including the areas along South Padre Island Drive and the northwest residential neighborhoods — offers a mix of established homes and newer development. This area provides affordable entry points and proximity to the city's commercial corridors. Notes on west-side properties are solid, particularly when the payment history is clean and the property is well-maintained.

Downtown and Bayfront

Downtown Corpus Christi and the bayfront area have seen revitalization efforts, including the development of the Corpus Christi seawall, new mixed-use projects, and adaptive reuse of historic buildings. Notes on downtown properties are evaluated individually — revitalized properties in improving areas can command reasonable pricing, while older properties in areas that have not yet turned the corner may carry wider discounts.

Portland, Gregory, and San Patricio County

Across the Harbor Bridge in San Patricio County, Portland and Gregory offer a suburban alternative to Corpus Christi proper. Portland in particular has attracted families with its schools, safety, and growing retail infrastructure. Industrial development along the ship channel — including major petrochemical investments — has boosted employment and property values on the north side of the bay. Notes on Portland-area properties are well-received by buyers.

Robstown, Bishop, and Rural Nueces County

Further inland, the smaller communities of Robstown, Bishop, and the rural areas of Nueces and Kleberg counties represent a more affordable, agricultural-oriented market. Notes on properties in these areas are sellable but may carry wider discounts due to lower property values, smaller populations, and thinner resale markets. The specific property characteristics — condition, location, road access, utilities — matter significantly for pricing in these areas.

The Coastal Factor: How the Gulf Affects Note Pricing

The defining feature of the Corpus Christi note market is its coastal location. This creates both advantages and considerations that buyers weigh carefully.

Hurricane Risk

Corpus Christi is in the hurricane zone. Hurricane Harvey in 2017 made landfall near Rockport — just northeast of Corpus Christi — causing devastating damage across the region. Previous storms, including Hurricane Celia in 1970, have struck the city directly. This history means buyers evaluate hurricane risk as a core part of every Corpus Christi note. The key mitigation factors are adequate windstorm and hazard insurance, the property's construction quality and wind-resistant features, and its specific location relative to the coast.

Windstorm Insurance: The Texas Windstorm Insurance Association

Properties in designated catastrophe areas along the Texas coast — including Corpus Christi and the barrier islands — may require windstorm insurance through the Texas Windstorm Insurance Association (TWIA) or a private carrier. TWIA coverage can be expensive and is a significant additional cost for property owners. Note buyers verify that windstorm coverage is in place and factor the insurance cost into their analysis of the borrower's total housing burden. If windstorm insurance has lapsed, this is a red flag that must be resolved before or during the sale process.

Flood Insurance

Many Corpus Christi properties — particularly those near the bay, on the barrier islands, or in low-lying areas — are in FEMA flood zones and require flood insurance. Flood insurance costs have increased significantly in recent years under FEMA's Risk Rating 2.0 methodology, adding to the borrower's expenses. Buyers verify flood zone status and current flood insurance as standard due diligence for all Corpus Christi notes.

Salt Air and Property Maintenance

The salt air environment along the coast accelerates wear on metal components, exterior finishes, and mechanical systems. Properties near the water require more frequent maintenance to stay in good condition. Buyers consider the property's condition and maintenance history as part of their collateral evaluation — a well-maintained coastal property is valued fairly, while a property showing signs of deferred maintenance in a salt-air environment raises concerns about long-term collateral integrity.

How to Sell Your Corpus Christi Note

Selling a Corpus Christi note follows the same straightforward process as any Texas note sale.

Step 1: Assemble Your Documents

Gather the promissory note, deed of trust, payment history, title insurance, hazard insurance, and — critically for Corpus Christi properties — windstorm insurance and flood insurance documentation. Having all insurance documents ready upfront is particularly important for coastal notes because insurance verification is a key due diligence item. For a complete checklist, see this guide on documents needed to sell a note in Texas.

Step 2: Contact a Texas-Wide Buyer

Reach out to a note buyer with experience across Texas markets, including coastal properties. Provide the standard details: remaining balance, interest rate, monthly payment, payments remaining, property address, and payment history. Mention upfront that windstorm and flood insurance are current — this preemptively addresses the buyer's primary coastal concern and sets the stage for a smooth evaluation.

Step 3: Receive and Evaluate Your Offer

The buyer provides a cash offer within 24 hours. The offer reflects the note's payment characteristics and the Corpus Christi market context, including the coastal risk factors and insurance costs. Review the offer and ask for clarification on any aspect of the pricing. For a detailed understanding of how notes are valued, see this guide on what determines note value in Texas.

Step 4: Due Diligence

The buyer conducts title search, property valuation, borrower verification, and thorough insurance review. For Corpus Christi properties, the insurance review is particularly detailed — confirming hazard, windstorm, and flood coverage amounts, verifying policy currency, and assessing the property's wind-resistance features. Due diligence typically takes seven to fourteen business days.

Step 5: Close and Get Paid

Sign the assignment documents, the buyer records the assignment with the Nueces County or San Patricio County Clerk, and funds are wired to your account. The entire process takes two to four weeks from first contact to funding.

Maximizing Your Corpus Christi Note's Value

The most impactful thing you can do to get the best price for a Corpus Christi note is to have all insurance current and documented. Here are additional strategies.

Verify All Insurance Policies Before Calling

Before you contact a buyer, confirm that the borrower's hazard insurance, windstorm insurance, and flood insurance (if required) are all current with adequate coverage amounts. If any policy has lapsed, work with the borrower to reinstate it before approaching buyers. A note with lapsed coastal insurance will either be discounted significantly or may not receive an offer at all until coverage is restored.

Provide Property Condition Evidence

If you have recent photos of the property showing good condition — a sound roof, well-maintained exterior, no visible damage — include these with your submission. For coastal properties, visual evidence of condition gives the buyer confidence in the collateral and can reduce the time and cost of the property valuation process.

Highlight Post-Storm Improvements

If the property received a new roof, new windows, or other upgrades after Hurricane Harvey or any subsequent storm, make sure the buyer knows. Post-storm improvements often include modern building code compliance — wind-resistant roofing, impact-rated windows, reinforced connections — that make the property more resilient and more valuable as collateral.

Document the Borrower's Stability

If the borrower is military-connected (NAS Corpus Christi), employed in the energy sector, or works for the port, healthcare, or education sectors, mention this. Stable employment in recession-resistant industries gives the buyer confidence in the borrower's long-term payment ability and supports stronger pricing.

Why Longhorn Note Buyers for Corpus Christi Notes

Longhorn Note Buyers understands coastal Texas real estate. Based in San Antonio — just a few hours up I-37 from Corpus Christi — they have experience with the unique dynamics of coastal notes, including the insurance requirements, hurricane considerations, and market characteristics that distinguish Corpus Christi from inland Texas markets.

With over $47 million in Texas notes purchased, an A+ BBB rating, and a 100 percent close rate, Longhorn provides Corpus Christi note holders with the expertise to evaluate coastal notes accurately and the capital to close quickly. Their 24-hour offer turnaround gets you a number fast, and their two-to-four-week closing timeline delivers cash when you need it.

Ready to Sell Your Note?

If you hold a promissory note on Corpus Christi-area property, get your free cash offer today. Contact Longhorn Note Buyers at (210) 828-3573 or visit longhornnotebuyers.com for your no-obligation quote within 24 hours. Whether your property is on the island, the southside, in Portland, or anywhere in the Coastal Bend, Longhorn has the experience and the capital to give you a fair price and a reliable closing. Make the call and find out what your note is worth.

Frequently Asked Questions

Does hurricane risk make my Corpus Christi note worth less?

Hurricane risk is a factor but not a disqualifier. Buyers price the risk primarily through the insurance evaluation — if adequate windstorm, hazard, and flood insurance are in place, the hurricane risk is mitigated. Well-insured properties with strong payment histories can still command competitive pricing. The insurance costs do increase the borrower's total housing burden, which buyers factor into their payment sustainability analysis, but Corpus Christi borrowers have been managing these costs for years and the market has adapted.

Are island properties harder to sell as notes?

Island properties require more thorough insurance verification and may carry modestly wider discounts due to the higher coastal risk exposure. However, notes on well-maintained island properties with current insurance and strong payment histories are absolutely sellable. The key is demonstrating that the insurance is adequate and current — if the buyer is confident the collateral is properly insured, the island location is a manageable consideration rather than a barrier.

What if my borrower's windstorm insurance has lapsed?

This is a significant issue that needs to be addressed before or during the note sale process. Most buyers will not purchase a coastal note without current windstorm coverage because the collateral is exposed to catastrophic risk. Work with the borrower to reinstate the policy before approaching buyers. If the borrower refuses, disclose this upfront — the buyer may still make an offer at a reduced price, or may advise you on how to require compliance under the deed of trust terms.

How does the port expansion affect my note's value?

The Port of Corpus Christi's ongoing expansion is a net positive for note holders. Port expansion brings jobs, investment, and economic activity that support housing demand and property values. The specific impact on your note depends on the property's proximity to the port and the sector in which the borrower works. If the borrower is employed in port-related industries, the expansion provides additional job security. If the property is near the port development zone, the economic activity supports collateral values.

I have a note on a property in Rockport or Aransas Pass — does this guide apply?

The principles are the same, though Rockport and Aransas Pass are in Aransas County rather than Nueces or San Patricio counties. These communities were heavily impacted by Hurricane Harvey and have seen significant rebuilding. Notes on rebuilt or post-Harvey properties may actually be in better condition than pre-storm notes because the rebuilds incorporate current building codes and materials. Buyers evaluate Rockport and Aransas Pass notes with the same coastal considerations as Corpus Christi notes — insurance, property condition, and payment history are the primary drivers.