Hello, Central Texas! 👋 I'm back using it for your Market Update. Each month, I break down the numbers so you can see what’s really happening in our housing market. This time, we’re looking at July 2025 and comparing it to 2022—two very different markets that explain where we are today. If you'd like to watch the video, click here.

📉 Market Normalization, Not a Crash

There’s a lot of chatter about a housing crash, but here in Central Texas, that’s not what we’re seeing. Instead, the market is normalizing—slowly returning to balance.

• 📊 Current inventory: 5.9 months
• ⚖️ Balanced market = 6 months
• 🔥 Seller’s market = Less than 6 months
• 💰 Buyer’s market = More than 6 months

With 5.9 months of inventory, Austin is right on the edge of balance.

📆 Comparing July 2025 vs July 2022

As of July 2022, we had only 2.2 months of inventory, approximately 6,000 active listings, and just over 2,100 closed sales. Prices peaked at over $500,000.

Now in July 2025:

• 🏠 14,000 active listings
• ✅ 2,700+ closed sales (about 600 more than in 2022)
• 💵 Median price around $430,000 (down $100K from the peak)

While sales activity has improved, home prices have shifted downward, creating opportunities for buyers.

💸 Interest Rates & Buying Power

One factor holding buyers back? Interest rates. Many buyers are waiting for rates to drop so their money stretches further. But when rates fall, expect demand to surge 🚀—and prices could stabilize or even rise again. If you’re thinking of buying, don’t just wait for the “perfect rate.”

🏷️ Shifting Price Segments

We’ve also seen significant shifts in price brackets:

• 📈 In 2022: 30% of sales were in the $500K–$749K range
• 📉 Today: 28% of sales are in the $300K–$399K range

That’s great news for first-time homebuyers 🎉 and new residents moving to Central Texas—more affordable opportunities are opening up again.

🤝 Negotiations & Seller Expectations

Sellers are also adapting to today’s conditions. In 2022, homes sold for about 98% of the list price. As of 2025, homes typically average around 93% of the list price. That’s a 7% negotiation gap—significant savings for buyers.

✅ What This Means for Buyers & Sellers

Every neighborhood tells its own story, but here’s the big picture takeaway:

• 📉 Sellers: Price strategically—especially under $399,000, where buyer activity is most potent.
• 💡 Buyers: Don’t just watch interest rates. Keep an eye on inventory and local demand shifts as well.

📲 Let’s Talk About Your Next Move

This is the macro view, but your situation is unique. Wondering, “What’s my home really worth right now?” Let’s connect and run the numbers together.

👉 Like this update? Please share it with a friend!
👉 Thinking about buying or selling in Central Texas? Call, text, or Google me—I’m easy to find.

See you next month for another Market Viewer Update! 🌟