Austin Market Report - October 2025

[David Ivy]

The October 2025 report from the Austin Board of REALTORS® shows a market continuing to follow its typical fall rhythm, with stable pricing, steady buyer activity, and rising inventory across both Austin and the greater metro area. As we move further into the season, buyers remain intentional, sellers are adjusting to shifting inventory levels, and overall volume reflects the normal late-year slowdown. Here are some key highlights from the report, which compares October 2025 with October 2024:

• The median sales price in the City of Austin increased slightly to $552,500 (up <1%), while the greater Austin metro rose 1.4% to $439,000, indicating modest year-over-year appreciation and continued stability.
• Closed sales were essentially flat in Austin at 786 transactions (up <1%), while the metro saw a 9.6% decline to 2,238. Sales dollar volume, however, grew 6.1% in Austin to $626 million, while the metro declined 4.8% to $1.32 billion, reflecting softer transaction counts but solid pricing.
• Buyer activity remained steady, with pending sales rising 14.9% in Austin and 5.8% across the metro. New listings saw meaningful increases, up 12.7% in Austin and 7.9% metro-wide, while active listings climbed 9.2% in Austin and 12.4% in the metro, boosting overall supply as more sellers return to the market.
• Inventory levels continued their gradual rise. The City of Austin now has 5.6 months of supply, up 0.4 months year over year, while the metro sits at 5.3 months, up 0.5 months. Both remain below the 6.5 months that the Texas A&M Real Estate Center considers a balanced market, but the upward trend continues to move the region closer to equilibrium.
• Homes spent a similar amount of time on the market compared with last year, with Austin averaging 71 days (down 2 days year over year) and the metro averaging 76 days (up 4 days). Sellers received 92.1% of their list price in Austin, up from 91.3% last year, while metro sellers averaged 92.0%, compared to 92.4% in 2024.

Overall, the October data reflects a stable and opportunity-rich Austin-area housing market, with seasonal slowing in sales activity, rising inventory, and consistent pricing trends as the market transitions toward year-end.

Here are the October 2025 stats for Austin and the greater metro:

I’m now also sharing leasing stats in my monthly updates. Here are the numbers for the City of Austin and the greater Austin metro area:

A 30-year fixed rate mortgage is currently around 6.29% interest, down from the 7.26% high seen over the past year. This is the lowest level since September 2024, putting rates today back in line with where they stood a year ago.

For some broader context, here’s a chart for 30-year fixed mortgage rates over the past 5 years:

Even with mortgage rates beginning to ease, affordability has not meaningfully improved, and a recent Wall Street Journal article breaks down the broader forces at play. It explains how home prices have climbed far faster than household incomes over the past several years, creating a structural gap that lower rates alone cannot close. The article also highlights that the overall cost of ownership, including property taxes, homeowners insurance, and routine maintenance, has risen sharply in many parts of the country. These increases often add hundreds of dollars to monthly payments regardless of what happens with interest rates. In practical terms, even if borrowing becomes cheaper, the underlying expenses tied to owning a home remain elevated. This helps explain why affordability pressures continue despite the recent dip in rates.

What if I’m a buyer?

This remains one of the most favorable markets for buyers in Austin in years. Inventory is higher than in previous years, giving buyers more choices and reducing competition. Prices are stable year over year and still well below the peak levels of 2022, and many sellers are more open to negotiation as listings spend longer on the market. Homes are closing at roughly 92% of list price on average, and buyers generally have more time to evaluate options and more leverage to negotiate. With mortgage rates easing but overall ownership costs still elevated, well-prepared buyers can benefit from seller concessions, rate buydowns, and builder incentives that help make monthly payments more manageable.

What if I’m a seller?

Austin’s housing market still shows solid demand and stable pricing, meaning most homeowners sit on substantial equity. However, competition among listings is increasing, and buyers are more selective and often expect concessions. Homes now average about 68 days on market, and many see at least one price reduction before selling. Sellers need to price competitively, prepare carefully, and address potential concerns before listing. With balanced conditions and steady demand, well-presented and properly priced homes continue to attract buyers, while overpricing can lead to longer days on market and, ultimately, a lower final sales price.

[Jordan Moorhead]

Quote from @Alexandra Hughes Pailet:

Hey David!

The BiggerPockets team will be on the road in TX in January! Join Dave Meyer, Henry Washington, Garrett Brown, and more January 12-17 for our Texas Cash Flow Roadshow. We'll be stopping in Austin, Houston, and DFW and are planning community networking events, a strategy workshop, a live podcast, and an intimate supper club gathering.

Learn more and register at biggerpockets.com/texas

I hope to see you there!

 I'll be at the meetup!