Merry Christmas from Sean Harden Realty®

As we close out 2025 and head into a new year, I wanted to share a clear snapshot of what’s happening in the Greater Austin housing market through November 2025. The market has continued to normalize—less frenzy, more strategy—and that’s creating real opportunities for both buyers and sellers who understand today’s data.

Below is a concise breakdown of what the numbers are telling us and how to position yourself heading into 2026, based on Independence Title / MLS data.

📊 Greater Austin Housing Market Snapshot – November 2025

🏡 Sales Activity

• Total sales: 2,917 homes
  ⬇️ Down 17% year-over-year

• 2025 Year-to-Date sales: 40,327
  ⬇️ Down 6% vs. 2024 YTD

What this means:
Buyers are still active, but they’re more selective. Fewer emotional decisions, more due diligence, and stronger negotiations across the board.

💰 Pricing Trends: Stable, Not Sliding

• Average sold price (Nov): $500,455
  ⬆️ Up 2% YoY

• Median sold price (Nov): $392,500
  ⬆️ Up 2% YoY

• Sold price per sq ft: $225
  ⬇️ Down 2% YoY

• Sold-to-list ratio: 97%

Despite fewer sales, values have held steady. Homes that are priced correctly and well-presented are still selling.

⏱️ Days on Market (DOM)

• Average DOM (Nov): 88 days
  ⬆️ Up from 84 last year

• 2025 YTD DOM: 84 days
  ⬆️ Up from 76 in 2024

Homes are taking longer to sell, which makes pricing strategy and preparation more important than ever.

🧱 New Construction vs. Resale

• New construction sales (YTD):
  ⬆️ Up ~20%

• Resale single-family homes:
  ⬇️ Down 9% YTD

Builders remain aggressive with incentives. Resale sellers must compete not only with neighbors—but with brand-new homes offering rate buy-downs and credits.

📉 Sales Volume

• November sales volume: $1.46B
  ⬇️ Down 16% YoY

• 2025 YTD volume: $20.4B
  ⬇️ Down 5% YoY

This isn’t a downturn—it’s a rebalancing.

🎯 IF You’re a Seller…

Success in today’s market comes down to strategy:

✔️ Price near current market value, not peak pricing
✔️ Focus on condition, presentation, and repairs
✔️ Plan for buyer negotiations
✔️ Use data—not emotion—to guide decisions

Homes priced near the median sold value continue to move. Overpriced listings are sitting longer and often reducing later.

🔑 IF You’re a Buyer…

You finally have leverage again:

✔️ More inventory and options
✔️ Longer days on market = negotiation power
✔️ Seller credits and repairs are back
✔️ Strong incentives from new construction

This is one of the most buyer-friendly environments we’ve seen in several years—especially for long-term homeowners.

🎄 Final Thoughts as We Head Into 2026

The Greater Austin market is healthy, balanced, and full of opportunity for those who understand it. Whether you’re planning to buy, sell, or simply want to be informed, having a strategy matters more than timing headlines.

📣 Call to Action

Thinking about buying or selling in 2026?
Let’s build a smart, data-driven plan now so you’re ready when the timing is right.

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Austin real estate is stabilizing—see what Nov 2025 data means for buyers and sellers heading into 2026. Let’s plan ahead. 🎄🏡