Staying informed about the Austin housing market is essential—whether you’re looking to make a move now or planning ahead for next year. This fall, we’re seeing encouraging signs of balance across Central Texas, with easing rates, steady job growth, and a confident, measured pace in both buying and selling activity.

Austin’s housing market continued to show healthy engagement through September as buyers and sellers adjusted to a calmer rhythm. The area ended the month with 13,665 active listings and 5.7 months of inventory, while the median home price held near $420K. Pending sales edged up slightly from last year, a sign that improved affordability and consistent supply are keeping momentum steady as fall begins.

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September Market Highlights

Active Listings Up Year Over Year
Austin closed September with 13,665 active listings—a 10% increase from last year and a slight 3.9% dip from August.

Home Prices Ease Modestly
The median price settled at $420K, just 1.8% lower than last year and 5% below August, creating space for strategic buyers.

Market Moving at a Comfortable Pace
Homes averaged 76 days on the market, roughly five days longer than last September.

Buyer Activity Steady
Pending sales totaled 2,445, showing a small but steady 0.7% rise year-over-year, even as activity slowed slightly month to month.

Inventory Holds Near Six Months
5.7 months of supply signals a balanced market—ample opportunity for buyers, and motivation for sellers to stay competitive.

Council Advantage
Across the Austin area, homes sold for an average of 91.6% of list price. Council Real Estate Group listings outperformed, selling 21 days faster and achieving 97.7% of list price—proof that expert marketing and strategy still make all the difference.

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Mortgage Rates Ease, Applications Surge

As of late October, the 30-year fixed mortgage rate averaged 6.22% (Mortgage News Daily)—hovering near its lowest point of the year. This stability has boosted buyer confidence.

The Mortgage Bankers Association reported a 29% jump in mortgage applications mid-September, with purchase activity up 20% compared to last year. According to HousingWire, this uptick reflects improving affordability and consistent rate stability.

In Austin, that trend is visible in 2,445 pending sales, a 0.7% increase year over year, as more buyers re-enter the market ahead of the holidays.

If you’re considering a purchase, getting pre-approved early can position you to act quickly when the right home hits. Our trusted lending partners can walk you through today’s financing options and strategies to strengthen your offer.

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Federal Shutdown Effects on Housing

The ongoing federal government shutdown has introduced a few wrinkles for certain buyers and builders.

• New flood insurance policies through the NFIP are temporarily paused.
• USDA rural loans and IRS income verifications may face delays.
• Some FHA, VA, and HUD operations are operating with reduced staff, lengthening processing times.

While federal grants and new-construction reviews could be slowed, most conventional and private transactions continue uninterrupted. Our team remains in close contact with lenders and title partners to keep closings on track.

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Economic Snapshot: Stability in Focus

Inflation remains moderate—2.9% year-over-year in August—with core inflation at 3.1% (Bureau of Labor Statistics). Nationally, unemployment held steady at 4.3%, signaling healthy if measured growth.

Locally, the Austin–Round Rock–San Marcos metro area posted 3.9% unemployment in August with 1.37 million jobs supported by strong construction, healthcare, and professional sectors.

This steady employment landscape, combined with cooling inflation, may give the Federal Reserve confidence to maintain gradual rate cuts into 2025. If rates continue trending lower, affordability should improve further—fueling continued market stability across Central Texas.

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Looking Toward Q4 and Beyond

Economic forecasts suggest a stable finish to the year and a promising start to 2026.

• Fannie Mae’s September Forecast projects rates to hold in the low-6% range before dipping below 6% next year.
• Total U.S. home sales are expected to rise 9.2% in 2026 as affordability improves.

With inventory expanding and buyer confidence growing, Austin is positioned for a healthy, sustainable close to 2025. Balanced supply, stable pricing, and steady job growth are setting the stage for a strong start to 2026.

For sellers, now is the moment to plan. A three-phase marketing strategy—preparation, launch, and positioning—can help your home stand out and capture the strongest offers in a more selective market.

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Inspiring Moves Ahead

As Austin’s housing market finds its rhythm again, opportunities are opening for both buyers and sellers to make meaningful moves before year-end.

At Council Real Estate Group, we combine local expertise, intentional design, and strategic marketing to help you navigate every market shift with confidence.

Explore this month’s insights, connect with our team, and plan your next move—the Council way.

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Follow Council Real Estate Group on Instagram @councilregroup for real-time Austin market updates, design inspiration, and community highlights.
Subscribe to our newsletter on thecouncilregroup.com for monthly insights straight to your inbox. Call or email for some face-to-face, you-specific insights on buying or selling your home: [email protected] | 512-988-1741