Austin Market Report - November 2025

[David Ivy]

The November 2025 report from the Austin Board of REALTORS® shows the market continuing its late-fall transition, with lower sales activity, modest price softening, and inventory levels remaining higher than a year ago across both Austin and the greater metro area. As is typical heading into winter, transaction volume slowed, while listing inventory carried over from prior months. Here are some key highlights from the report, which compares November 2025 with November 2024:

• The median sales price in the City of Austin declined 1.5% to $565,000, while the greater Austin metro fell 1.1% to $430,000, reflecting mild year-over-year softening.
• Closed sales declined 7.1% in Austin to 655 transactions, while the metro saw a larger 15.9% decline to 1,895. Sales dollar volume fell 12.7% in Austin to $467 million and declined 14.5% across the metro to $1.07 billion, consistent with lower transaction counts.
• Buyer activity remained present, with pending sales rising 5.5% in Austin and 4.5% across the metro. New listings declined seasonally, down 4.6% in Austin and 3.1% metro-wide, while active listings continued to increase, up 6.9% in Austin and 11.2% in the metro.
• Inventory levels remained higher than last year. The City of Austin now has 4.9 months of supply, up 0.3 months year over year, while the metro sits at 6.3 months, up 1.5 months. Metro-wide inventory falls within the range the Texas A&M Real Estate Center considers a balanced market, while Austin proper remains slightly below that level.
• Homes spent a similar amount of time on the market compared with last year, with Austin averaging 70 days (down 7 days year over year) and the metro averaging 79 days (up 3 days). Sellers received 91.8% of their list price in Austin, slightly above last year’s 91.6%, while metro sellers averaged 91.7%, compared to 92.5% in 2024.

Overall, the November data reflects a seasonally slower Austin-area housing market, with reduced sales volume, modest price changes, and inventory levels that continue to be higher than a year ago as the market moves toward year-end.

Here are the November 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 6.27% interest, down from the 7.26% high seen over the past year. This is the lowest level since September 2024, putting rates today slightly below where they stood a year ago.

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 recent years, giving buyers more choices and reducing competition compared with the tighter conditions of 2021 and 2022. Prices are modestly softer year over year and remain 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 greater leverage during negotiations. Although mortgage rates have eased modestly, elevated ownership costs continue to pressure monthly payments, increasing the value of seller concessions, rate buydowns, and builder incentives.

What if I’m a seller?

Austin’s housing market continues to show steady demand and generally stable pricing, and the majority of homeowners still sit on meaningful equity. At the same time, higher inventory levels mean buyers are more selective and often expect concessions, particularly when homes are not priced or prepared appropriately. Homes are spending more time on the market than in recent years, and price reductions are common in segments where listings start above market expectations. Sellers need to price competitively, prepare carefully, and address potential concerns before listing. Under balanced conditions, well-presented and properly priced homes continue to attract buyers, while overpricing can lead to extended days on market and lower net proceeds.