The Austin Tx Housing Market– A Reality Check (Mid Year 2025 Update)
Jun. 10. 2025
What Buyers & Sellers Need to Know Right Now
If you’ve been watching the Austin housing market and feeling a little… uneasy—you’re not alone. As a full-time Realtor who’s been through the ups, downs, and wild turns since 2008, I want to give you a real, transparent look at what’s going on.
A Quick History Lesson
I started in real estate in 2008 (cue crash flashbacks), juggling two jobs and learning fast during the foreclosure frenzy. The crash back then was fueled by risky lending. Thankfully, today’s market is different: most homeowners now have significant equity, and lending standards are much tighter.
But that doesn’t mean things are easy.
Where We Are Now
Here are a few hard truths and what they mean for you:
- 9,000+ homes on the market across Greater Austin—the highest inventory we’ve seen since 2010.
- Buyer demand is soft due to higher interest rates, inflation, and life changes post-pandemic.
- Rates are staying high (no, they’re not dropping significantly anytime soon—despite wishful thinking).
And it’s not just local. Cities across the country are seeing similar headlines:
– Austin home profits slide to 4th lowest in the U.S.–HERE
– Median home prices drop in 20+ metros– HERE
– Austin rent prices falling– HERE
– Buyers gain leverage in multiple states–HERE
For Sellers: Let’s Talk Strategy
It’s not all doom and gloom—but it is time to get strategic.
- Price it right or be left behind. If your home isn’t getting showings, it’s a signal the price isn’t connecting with buyers.
- Presentation matters. Homes that are clean, staged, and professionally photographed will stand out in a sea of options.
- Respond quickly. If you get an offer—don’t sleep on it. Buyers have choices and can (and will) move on.
- Consider a pre-inspection. This helps control the narrative and reduce surprises during the option period.
- Focus on facts. Track views, saves, and neighborhood activity to guide your decisions—not emotion.
For Buyers: This Is Your Window
It’s finally a buyer’s market again—and that means:
- Options galore. No more waiving rights or bidding wars just to get in the door.
- Negotiating power. From seller-paid closing costs to inspection credits, you can build in some great terms.
- Long-term wins. Buy smart now, refinance later when rates improve, and ride the appreciation wave up.
Final Thoughts
If you bought between 2021–2023, I likely don’t recommend selling right now (unless there’s a unique reason). In most cases, it makes more sense to rent or hold rather than sell at a loss.
This market calls for patience, prep, pricing, and a clear goal.
I know this isn’t the cheeriest update—but you deserve honesty, not fluff. I’m always happy to talk strategy and run numbers. Whether you’re thinking of buying, selling, or simply unsure, I’m here to help you make sense of it all.
? Want to chat or need a personalized market breakdown? Just reach out—I’m in your corner—
Ashley Brinkman, Broker Associate, Realtor, GRI, CRS, LHMS
Ashley.Brinkman@compass.com
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Helping Austinites buy smart, sell strategically, and stay informed