Hello, friends, Kira here. As someone who deeply loves this city, its culture, and its evolving real estate landscape, I wanted to share what I'm seeing right now in Austin. Whether you're buying, selling, relocating, or just curious, the winds are shifting — and there’s real opportunity.
Austin’s Market Is Leaning Toward Buyers
Over the past year, Austin has shifted from a “seller’s market” into more favorable territory for buyers. According to Realtor.com, the metro’s affordability score increased from 0.51 to 0.60 (June 2025 vs. June 2024). The median list price dipped ~4.5%, landing around $499,000.
Travis County saw the steepest drop in list prices (~6.7%), while Williamson County eased by ~3.5%.
What does that mean as a buyer?
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More negotiating power
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More inventory to choose from
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Less fear of overpaying in haste
On the seller side, subtle shifts are emerging. Luxury listings (90th percentile) hold strong but are cooling slightly: million-dollar homes are moving slower and days on market are creeping upward. Realtor
In short: the Austin market is not “dead” — far from it. But it’s evolving. It’s becoming more balanced. And that’s good for discerning buyers who want to get in with confidence.
Home Sales & Inventory Trends
The first half of 2025 has shown clear signs of moderation. The Austin Board of Realtors reported a 2.4% drop in median home price and a 6.4% decrease in home sales (Jan–June) compared to the same period in 2024. Inventory, meanwhile, jumped ~20% to ~76,000 active listings, which is hovering near the 5.5 months of supply threshold that signals a buyer’s market. Statesman
What I’m seeing in client conversations is that many sellers are getting more flexible — especially on price and repairs. And buyers who once thought they’d missed their window are now seeing opportunities.
Also, homes are spending more time on market. Some reports suggest an average of 68 days on market in the Austin metro. Yahoo
Taken together: patience + strategy = power.
Hot Austin Trends & Lifestyle Drivers
Austin isn’t just a tech hub — we’re a cultural and creative epicenter, and that’s fueling demand from folks who want more than just a house.
🎬 Film & Media Incentives
Austin is doubling down on its film and media identity. The city is expanding and streamlining its filmmaking incentive program, increasing grants and making applications easier to manage. Kvue
The revised incentive aims for up to 2% of wages paid locally for qualifying productions, up from previous lower rates. Kvue
These incentives build our city’s cultural capital, bring more jobs, and help keep creative talent — which, in turn, strengthens neighborhood appeal, infrastructure investment, and desirability.
🍷 Food, Drink & Community
Austin’s signature events are also playing a role in place-making. Take Texas Wine Jam 2025 — a major gathering that draws wine lovers, foodies, and culture-seekers to the city.
Events like this don't just attract visitors — they shape civic pride, support local businesses, and make neighborhoods more vibrant. For someone relocating or investing, that’s meaningful.
What This Means for Buyers & Sellers — From My Desk
As your guide, here’s what I see and what I’d lean into (if I were in your shoes):
For Buyers
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Leverage the shift. Use slower pace and more inventory to negotiate — especially on price, closing timelines, and seller concessions.
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Focus on neighborhoods with upside. Areas near creative or infrastructure investment (think South Austin, East Austin, emerging corridors) may have better long-term appreciation.
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Be thoughtful about financing. With interest rates still elevated, structure your offers smartly — consider rate locks, bridge loans, or adjustable mechanisms when needed.
For Sellers
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Price with intention. Overpricing is riskier now — if a property lingers, buyer confidence evaporates.
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Pre-listing improvements pay off. Focus on curb appeal, staging, and minor updates to make first impressions count.
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Market to lifestyle. Highlight proximity to cultural nodes (film zones, dining, public transit), not just number of bedrooms.
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Be open to concessions. Flexible closing dates or covering some closing costs can differentiate your offer to buyers.
Why Work with Someone Who Understands Austin
I moved around (Nebraska, Texas, California) before settling into this wild, wonderful city. Why? Because Austin has the magic of possibility — and also the challenges of rapid growth. As your real estate partner, I bring:
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A creative eye for potential (I love flipping ideas in homes, imagining layouts, rethinking space)
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A deep sense of client care (my hospitality + recruiting background taught me that relationships matter)
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Local knowledge + real-time insight, especially as Austin’s market pivots
If you're exploring Austin as your next home or investment, let's talk. I’ll help you see not just what a house is, but what it can become — and where the best neighborhood sunsets, film shoots, or wine events might take place just down your block.
👉 Send me a note. Let’s explore Austin — its homes, its culture, and its next chapter — together.
