Austin’s Market & What It Means for You

Why We’re Talking About It

The latest market data confirms what many in Austin have sensed for awhile: the Austin, Texas metro area has shifted decidedly in favor of buyers. According to a recent report from Redfin, Austin ranked as the #1 buyer’s market in the entire country in September 2025 — with an estimated 130 % more sellers than buyers. (Newsweek)

TLDR: Buyers now have more choice, more leverage, and more time to make decisions. Sellers must price ahead of the curve and ensure they position their home aggressively to contend with the competition.

As a team that serves both luxury and non-luxury clients, we want to walk you through what this shift means for you — whether buying or selling — and how to stay ahead of the curve.

What Buyers Should Know

For Non-Luxury Buyers

• With inventory elevated, you’ll likely face fewer bidding wars. Homes are staying on the market longer and there’s more room to negotiate. (Realtor)

• Price sensitivity is improving: While Austin’s median list price is still above national averages, it has retreated from peak levels. (Realtor)

• That means first-time and mid-market buyers have better odds of finding something that fits budget and lifestyle—but you still need to act with strategy.

• Have your financing prepped and ready.

• Define your must-haves vs nice-to-haves.

• Be ready to move on a home you feel confident about rather than “wait for the perfect deal.”

For Luxury Buyers

• The luxury segment (think upper 20% of the market in top zip codes) is also showing signs of cooling. The 90th percentile listing price in Austin is noted around $1.32 M, with homes moving a bit slower. (Realtor)

• With increased inventory and price moderation, luxury buyers may find opportunities — upgraded amenities, premium finishes, long-term value in lifestyle neighborhoods (e.g., Lake Austin, Westlake Hills, Tarrytown).

• That said: $5M+ homes still demand premium presentation and timing remains important. You’ll want to focus on:

• Homes with “move-in ready” luxury finishes.

• Unique value propositions (views, acreage, etc) that remain harder to replicate.

• A trusted local advisor who can help you navigate not just price, but terms, incentives, and long-term value.

What Sellers Should Know — And What to Do

Sellers must be strategic. Here’s how to position yourself:

1. Pricing is now more critical than ever.
In a buyer-friendly environment, over-pricing is a major misstep. Mispriced homes risk sitting longer, getting stale, and ultimately netting less. For example: reports show many listings in Austin are now seeing price cuts. (Realtor)
Action: Use updated, valid comps, consider recent sales (not just peak years), and set a realistic price that invites competition.

2. Presentation and condition matter.
Because buyers have choices, the details matter. Especially for luxury homes — but equally in the mid-market — clean lines, fresh finishes, and thoughtful staging go a long way.
Action: Consult with your Realtor to determine how to best prepare your home for market. Show your home in its best light and minimize time on market.

3. Marketing must stand out.
In a market where buyers are selective, your home needs to tell a story: why it matters, how it lives. Whether it's “light-filled family home near top schools” or “modern luxury retreat with resort-style backyard,” the story you tell matters.
Action: Work with your team on compelling photography, video, and compelling description — emphasising lifestyle more than just specs.

4. Timing and exposure matter.
In a slower market segment, more days on market = greater risk of buyers questioning why it hasn’t sold. Early momentum helps.
Action: Launch your listing when market exposure is strong, coordinate open houses effectively, and avoid long “wait and see” periods.

Bottom Line

For our Austin market: the advantage has shifted toward the buyer — and that’s a good thing for a balanced, sustainable real-estate environment. For buyers, this is one of the more compelling windows we’ve seen in recent years. For sellers, the rules have changed: you’ll succeed by being highly strategic in pricing, marketing, and presentation.

As part of our luxury and lifestyle real estate team in Austin, we’re here to help you navigate this shift — whether you’re buying or selling. If you’d like a tailored market briefing for your neighborhood, an assessment on a home’s readiness for market, or a portfolio evaluation, just reach out.

We embrace this chapter of the Austin market with clarity, confidence, and strategy.

• Statesman

• wsj.com

• mysanantonio.com