What’s Actually Going On in the Austin Housing Market Right Now?
If you’ve been watching Austin housing headlines, you’ve probably heard a mix of contradictions — “prices are dropping,” “buyers are back,” “inventory is high.”
They’re all true, depending on where you look.
But here’s the real picture from inside the MLS: West Austin has stabilized. Prices have leveled out, buyers are active again, and properly priced homes are moving faster than they have in over a year.
West Austin Market Snapshot – November 2025
(Source: Unlock MLS)
Westlake / Rollingwood – Median $1.15 M | $630 / sq ft | 37 DOM | 8.5 mo supply → Luxury rebound
Lakeway / Bee Cave – Median $825 K | $340 / sq ft | 56 DOM | 7.5 mo → Balanced market
Tarrytown / Clarksville – Median $1.6 M | $600 / sq ft | 69 DOM | 9.1 mo → Buyers returning
Barton Creek / Lake Pointe – Median $1.1 M | $499 / sq ft | 31 DOM | 9.5 mo → Tight inventory
Zilker / Barton Hills – Median $940 K | $461 / sq ft | 46 DOM | 9.1 mo → Active buyers
Northwest Hills / Cat Mountain – Median $1.3 M | $586 / sq ft | 15 DOM | 19 mo → Turnkey sells fast
🏘 Neighborhood Highlights:
-Westlake & Rollingwood: Still the benchmark for schools and prestige; well-priced homes are again closing near list price.
-Lakeway & Bee Cave: Consistent family demand, especially for newer builds under $1 M.
-Tarrytown & Clarksville: Prices corrected sharply, but buyers are back—location now matters more than square footage.
-Barton Creek & Lake Pointe: Sellers regaining leverage as inventory tightens.
-Zilker & Barton Hills: Remain magnets for young families and California relocations.
-Northwest Hills: Shortest DOM in West Austin; turnkey listings move in under three weeks.
💡 What This Means for Buyers
After two years of correction, buyers finally have leverage—but only if they act decisively. Inventory is up, but many listings remain anchored to 2022 pricing. Homes that hit the market at true current value are moving in days.
-Well-priced properties under $1.4 M are seeing multiple offers again.
-Price reductions average 7–9 %, usually within the first two weeks.
-With rates still volatile, flexible sellers are willing to negotiate closing timelines and leasebacks.
💡 What This Means for Sellers
If you’re considering selling in West Austin, you’re re-entering a fair fight—buyers are cautious but active.
-Homes priced within 3–5 % of market value are closing near 91–92 % of list.
-Professional presentation—photography, staging, and video storytelling is what separates the winners from the “why-hasn’t-it-sold-yet” listings.
We’re back in a “showcase or sit” environment.
🌄 Why the West Side Leads Austin’s Recovery
1. Education & employment: Eanes ISD and Lake Travis ISD still drive premium demand among relocating tech families.
2. Lifestyle: Lake Austin access, greenbelt trails, and Hill Country views remain enduring draws.
3. Limited supply: Topography and zoning keep new-build inventory scarce, supporting long-term values.
📈 My Take
“Austin isn’t cooling—it’s calibrating.”
We’re out of correction mode and into selection mode. Buyers are selective, sellers are strategic, and the gap between list and close has stabilized around 9 %. Expect a confident, steady market heading into 2026.
⚡ Quick Stats Recap
Median Price (West Austin Aggregate): ≈ $1.1 M
Avg $/Sq Ft: ≈ $520
Median DOM: ≈ 40 days
Avg List→Close: ≈ 91 %
Avg Price Reduction: ≈ 8 %
🎯 Final Thought
If you want to understand what these numbers mean for your home or neighborhood, skip the national headlines.
Let’s pull your exact MLS data and see how your property stacks up.
Brandon Galia | West Austin Realtor
brandongalia.com
