As summer winds down and Labor Day fades into memory, Austin’s housing market is beginning its seasonal shift. While July and August often bring a slowdown — families wrap up vacations, kids go back to school, and buyers take a breather — September is when momentum starts to build again. With Q4 right around the corner, many buyers and sellers are asking: Is now a good time to sell in Austin? Should I buy in Austin now or wait?
Where the Market Stands Now
The July 2025 numbers paint a clear picture of Austin’s sales market as we head into fall:
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Sales volume softened. 1,121 residential homes sold, a 4.7% dip compared to July 2024, however, buyer activity is resurging. Pending sales jumped 15.6%, showing stronger demand entering the fall season.
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Prices are steady. The median home price ticked up to $525,000, a 1% increase year-over-year, signaling stability even as the market adjusts.
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Inventory continues to climb. With 1,993 new listings (+12.5%) and 7,437 active listings (+14.5%), buyers have more choices than they did a year ago.
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Months of inventory expanded. Supply rose to 6.9 months, up from 6.1 in July 2024 — a shift toward a more balanced market.
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Sellers adjusting expectations. Homes closed at 93.0% of list price, compared to 93.9% last year, reflecting more negotiation in today’s market.
The takeaway: Austin is entering the fall with a more balanced, opportunity-rich market — steady pricing, more inventory, and renewed buyer activity after the summer slowdown. It is also important to note, some estimates say about 30% of sales city-wide are done off-market. These stats only reflect the homes that were sold publicly. That means there's more sales, more inventory, and more insights than anything you’ll find online. Reach out to your real estate agent to see if they have any off-market insights on the areas you’re looking in!
Source: Statistics are for Travis County courtesy of UnlockMLS - July 2025 Market Snapshot
Why Fall is Different in Austin
Unlike the spring rush or the summer lull, fall tends to be a “reset” in Austin. Cooler weather and the return to routine often bring more serious buyers back into the market. Families who aren’t tied to school calendars, as well as investors and relocators, often use fall as their entry point.
Historically, the fall season has outpaced summer in both activity and contract volume. Buyers who paused over the summer return with fresh urgency, and sellers benefit from those who want to close before year-end — whether for tax planning, relocation timelines, or simply to be settled before the holidays.
Preparing to Buy This Fall
Fall 2025 is shaping up to be one of the best buyer environments Austin has seen in years. More inventory, motivated sellers, and negotiable pricing mean there are real opportunities — but buyers need to move with intention:
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Watch mortgage rates — but don’t wait on them. As of late August and early September 2025, rates are at their lowest point of the year. While that’s a welcome relief, the bigger opportunity lies in today’s buyer’s market. Well-priced homes are negotiable, and waiting for the “perfect” rate could mean missing out on the best deals.
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Tap into off-market opportunities. Many of the strongest listings we’ve tracked all summer are expected to hit the market this fall. By working with a trusted advisor, you can get insight into these deals early — often before they’re widely available.
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Look for price reductions. Nearly one-third of Austin listings are adjusting prices. This creates room for buyers to negotiate even further.
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Get pre-approved early. Sellers are prioritizing clean, strong offers. Having financing lined up puts you in the best position to secure the home you want.
Preparing to Sell This Fall
For sellers, the fall market rewards precision. Buyers are serious, inventory is higher, and the homes that check the right boxes are still commanding strong interest. Here’s how to stand out:
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Price strategically. Overpricing in hopes of “negotiating down” rarely works in this market. In fact, homes that are priced correctly are seeing multiple offers and even selling over list. Pricing high only risks longer days on market and missed momentum.
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Stage with buyers in mind. Staging should highlight the flow of your home, maximize usable space, and make the property feel welcoming to the broadest pool of buyers. Avoid seasonal staging — if your home stays on the market beyond one season, it can feel dated. Instead, focus on neutral, timeless design that makes your property feel move-in ready.
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Market for maximum exposure. Beyond MLS, off-market and private channels are powerful tools. Pairing traditional listing exposure with Compass Private Exclusives helps create demand even before your home goes public.
What to Expect in Q4
Looking ahead, Q4 often brings urgency. Buyers may want to close before the new year for financial or personal reasons. Sellers who list early in the season position themselves to catch that demand.
While prices have come down from the peaks of 2022, Austin remains one of the country’s most resilient markets thanks to its job growth, in-migration, and long-term desirability. Well-prepared buyers and sellers will find opportunities this fall — but timing and strategy will make all the difference.
Final Take
As we step into the fall season and prepare for Q4, Austin’s real estate market is primed for movement. Buyers have more leverage, sellers must adapt, and the season’s unique rhythm creates opportunities on both sides of the table.
Thinking about making a move this fall? Reach out for a tailored market update on your neighborhood and a strategy designed to meet your goals.
We are here for you every step of the way! Email us to get started.
~Trigaci Stiles Group
