Austin Real Estate Market Update — September 2025
A Balanced Market Brings New Opportunities for Central Texas Buyers and Sellers
The Austin–Round Rock–San Marcos housing market is entering a new phase of balance and opportunity.
After several years defined by rapid appreciation, limited inventory, and intense competition, the Central Texas real estate landscape has stabilized. Prices have softened slightly, buyer activity has strengthened, and inventory levels have returned to a healthy range, signaling a market where both sides can succeed.
September 2025 Market Snapshot (Unlock MLS)
|
Metric
|
Current
|
Year-over-Year Change
|
|---|---|---|
|
Median Sales Price
|
$420,000
|
↓ 1.8%
|
|
Closed Sales
|
2,416 homes
|
↑ 6.7%
|
|
Total Sales Volume
|
$1.33 billion
|
↑ 5.6%
|
|
Active Listings
|
13,665
|
↑ 10%
|
|
New Listings
|
3,327
|
↓ 5.7%
|
|
Months of Inventory
|
5.7 months
|
↑ 0.6 months
|
|
Average Days on Market
|
76 days
|
↑ 5 days
|
|
Average Close-to-List Price
|
91.6%
|
↓ from 92.8% in 2024
|
Source: Unlock MLS, September 2025
What These Numbers Tell Us
The data confirms what many agents have been feeling in the field: Austin’s market has shifted from its frenzied post-pandemic pace to a steadier rhythm.
-
Home Prices Are Normalizing
The median sales price of $420,000 represents a slight year-over-year decline, providing greater accessibility for buyers who were previously priced out. -
Sales Activity Is Up
A 6.7% increase in closed transactions and a 5.6% rise in overall dollar volume suggest that motivated buyers are re-engaging, even in a higher interest rate environment. -
Inventory Growth Indicates Balance
With 5.7 months of inventory, Central Texas has moved firmly into a balanced market offering equal advantages to both buyers and sellers. -
Longer Marketing Periods Require Strategy
An average of 76 days on market means that homes are selling, but presentation, pricing, and condition now play a critical role in attracting offers.
What This Means for Buyers
Today’s conditions present meaningful opportunities for buyers across Central Texas.
With more listings available and less competition, buyers can negotiate favorable terms, request seller concessions, and take the time to make confident decisions.
Key takeaways for buyers:
-
Increased negotiating power and flexibility
-
More inventory and neighborhood options
-
Fewer multiple-offer situations
-
Builder incentives and rate buydowns in several suburban markets
For buyers who have been waiting for the right time tore-enter the market, fall 2025 offers a promising window.
What This Means for Sellers
While sellers face more competition, well-positioned properties are still moving quickly.
Homes priced accurately and marketed effectively continue to attract strong interest, often within the first few weeks of listing.
Strategies for success include:
-
Accurate Pricing: Aligning with current market data to avoid extended days on market.
-
Professional Presentation: High-quality photography, staging, and digital marketing are essential.
-
Flexibility: Offering incentives such as closing-cost assistance or temporary rate buydowns can increase buyer engagement.
Even in a cooler market, Central Texas remains one of the most desirable regions in the country, and motivated sellers are still seeing successful outcomes.
Looking Ahead
Economists expect continued stability through early 2026, with modest price appreciation projected (2–3%) as interest rates begin to level off.
Austin’s long-term fundamentals, strong employment growth, a diverse economy, and world-class lifestyle appeal remain key drivers of housing demand.
For both buyers and sellers, the takeaway is clear: the Austin market is evolving, not declining. With the right strategy, there are opportunities on both sides of the transaction.
