As 2025 began to wind down, the Austin housing market showed subtle but notable signs of resilience. In November, buyer momentum ticked up, with pending sales increasing 4% year-over-year—a meaningful shift during a time when holiday schedules typically slow activity. While the market softened seasonally, demand remained present beneath the surface.

Compared to this time last year, today’s market reflects a different balance. Active listings rose 11% year-over-year, while the median home price dipped just 1.1%, signaling that increased buyer activity is unfolding alongside greater inventory and relatively modest price movement.

 

“While activity slowed for the season, higher inventory and minimal price movement are giving buyers and sellers clearer signals than we’ve seen in a while.”
— John Coake, Senior Vice President, Realty Austin Compass

 

Inventory & Supply

November closed with 11,926 active listings. While inventory declined 10% month-over-month due to seasonal timing, overall supply remained elevated. Housing supply rose to 6.3 months, up 1.5 months year-over-year and 1.0 month month-over-month.

This reflects a broader trend we’ve seen throughout the year: many homeowners are choosing to wait rather than list if conditions don’t align with their goals. Instead of making late-year price adjustments, sellers appear more willing to pause through the winter and reassess in the spring.

 

Prices & Pace

Home prices remained relatively steady in November, with the median home price at $430,000, down 1% year-over-year and 2% month-over-month. Homes spent an average of 79 days on market, an increase of three days compared to both last year and the prior month—evidence of a slower, more deliberate pace.

Across the MLS, homes sold for 91% of original list price. By contrast, Realty Austin Compass listings averaged 97% of list price and sold 16 days faster, underscoring the impact of thoughtful pricing, strong presentation, and strategic marketing.

 

Mortgage Rates & the Outlook

Mortgage rates have remained relatively stable as the year closes, averaging 6.19% as of December 29. Recent data shows rates are being driven more by bond market movement than immediate Federal Reserve action, helping prevent sharp swings. According to HousingWire, this has contributed to a steadier financing environment, even as broader economic data continues to evolve.

Looking ahead, most industry forecasts suggest mortgage rates will remain range-bound into early 2026, with gradual improvement possible later in the year rather than a rapid drop. Cooling labor conditions and easing inflation could support modest relief over time, but expectations remain measured.

 

“Rates have been more predictable lately, which has helped take some of the guesswork out of financing.”
— Jennifer Korba, Senior Agent Success Manager, Realty Austin Compass

 

Buyer & Seller Activity

Buyer activity sent mixed signals in November. Pending sales totaled 2,269, up 4% year-over-year, despite a 7% month-over-month decline—a reminder that demand is still present beneath the seasonal slowdown. Closed sales totaled 1,895, down 16% year-over-year, reflecting fewer transactions completing before year-end.

For buyers, the current market offers more flexibility, leverage, and time to evaluate options. For sellers, results remain closely tied to pricing accuracy and preparation as inventory stays elevated. Looking ahead, broader forecasts suggest 2026 could bring modest sales growth and easing affordability pressures if inventory continues to expand and mortgage rates remain manageable.

 

Planning Your Next Move

For those considering what’s next, today’s market offers something we haven’t seen much of in recent years: clarity. With more information and fewer surprises, buyers and sellers alike have the ability to plan thoughtfully—without feeling rushed.

When the timing is right, the Council team is here to talk through options, tradeoffs, and next steps—always with your long-term goals in mind.

 

If you’re thinking about buying—or simply curious about Austin —we’d love to help.

Your home deserves a thoughtful plan. We’re here to guide you every step of the way.

Want to talk? You can find us at 512-988-1741 or email us at [email protected] We've got you!