November 2025 Austin Market Report

What Went Down in November

Market Overview

Austin's real estate market tightened in November as we moved deeper into the holiday season. The city closed 563 single-family home sales, a 4.1% decrease from this time last year.

Pricing has adjusted, with the median sales price settling at $590,000 (-1.7% YoY) and the average sales price dipping to $760,032. The price per square foot averaged $329, creating opportunities for buyers looking to maximize value.

Active inventory sits at 2,456 listings, and while the months of supply is at 4.4 months, we are seeing a critical shift: New listings dropped significantly to 579, down nearly 7% from last year.

Months Supply Of Inventory

At 4.4 months of supply, Austin remains in a Buyer's Market, though it is tightening compared to the summer highs. This level of inventory still gives buyers leverage, but the best homes—those priced right and presented well—are absorbing quickly.

Buyers: You still have the upper hand in negotiations, but inventory is shrinking. If you see a home you love, don't assume it will wait for you.

Sellers: With inventory dipping, your competition is fading. If you are on the market now, you have a better chance of standing out than you did in October.

Price Cuts & Compression

Price adjustments remain a dominant theme in this segmented market. In November, 59% of active listings had a price drop, with an average reduction of 9% off the original asking price.

Median time to first price drop: 20 days

Median time from price drop to contract: 25 days

List-to-Close & Buyer Leverage

Homes closed at approximately 92.2% of their original list price in November. This metric highlights the significant negotiating power active buyers currently hold.

Buyers: Don't be afraid to test the waters with your offer, especially on homes that have been sitting for 40+ days.

Sellers: To protect your equity, pricing accurately from day one is your best defense against low-ball offers. Overpricing in this market almost guarantees a sale below market value later.

90-Day Trend 

We are seeing a distinct seasonal deceleration in new sellers entering the market, which is typical for the holidays. However, buyer demand is proving resilient, with pending sales actually up 6.6% compared to last November.

This divergence—falling supply and steady demand—suggests that serious buyers are taking advantage of the current rates and prices before the year ends.

What's Coming Next (60-Day Outlook)

We anticipate inventory will continue to contract through December as sellers wait for the new year. This creates a unique window of opportunity right now.

Buyers: You have maximum negotiating power today. As inventory tightens and we head into the "Spring Market", competition will likely increase.

Sellers: If you are thinking of selling in Q1, preparing now is key. The market is segmented; homes that look brand new and are priced sharply will sell. Those that aren't prepared will struggle.