The median Austin-area listing spent 107 days on the market in December 2025, the longest stretch in this series so far. The median sale was $439,900, down 3.3% year over year. Active inventory stood at 9,775 listings, up 11.7% year over year.
Austin market statistics, December 2025
| Metric | December 2025 |
|---|---|
| Median sale price | $439,900 (-3.3% YoY) |
| Median price per sq ft | $205 (-4.6% YoY) |
| Homes sold | 2,449 (+7.3% YoY) |
| New listings | 1,519 |
| Active inventory | 9,775 (+11.7% YoY) |
| Months of supply | 4 |
| Median days on market | 107 |
| Sale-to-list ratio | 96.6% |
| Sold above asking | 11.2% |
| Listings with a price cut | 26.3% |
| 30-year fixed rate (avg) | 6.19% |
2025 in Review: The Longest Days on Market Yet
Days on market closed the year at 107, the longest reading in this ten-year series. But inventory fell to 9,775 from a June peak of 14,231, a 31% drawdown in six months. Those two facts point in opposite directions, and the inventory one is the leading indicator.
What changed since November 2025
The median rose $4,900 from November 2025, a 1.1% move. Time on market lengthened by 14 days, to 107. Active inventory shrank by 1,721 listings, to 9,775. The share of homes selling over asking gave up 1.4 points, to 11.2%.
One month is noise. The reason to read it anyway is that direction shows up in inventory and days on market well before it shows up in price, so the months where those two disagree with the headline number are the interesting ones.
Where this month sits in the cycle
| December 2025 | November 2025 | December 2024 | Since Oct 2016 | |
|---|---|---|---|---|
| Median sale price | $439,900 | $435,000 | $455,000 | range $255,626–$565,000 |
| Median days on market | 107 | 93 | 91 | highest since Oct 2016 |
| Active inventory | 9,775 | 11,496 | 8,750 | range 2,660–14,231 |
| Months of supply | 4 | 6.1 | 3.8 | range 0.9–6.1 |
| Sold above asking | 11% | 13% | 11% | range 9%–75% |
| 30-year fixed rate | 6.19% | 6.24% | 6.71% | range 2.68%–7.62% |
The right-hand column is the range this series has covered since October 2016. No forecast in it, just where December 2025 falls against every month that came before it.
If you are buying in Austin right now
4 months of supply is close to balance. You can inspect properly, ask for repairs, and walk away from a house that does not work, three things that were not available to Austin buyers between 2020 and mid-2022.
The average home sold for 96.6% of asking, so roughly 3.4% under list was the normal outcome, not an insulting one.
The payment math. At $439,900 with 20% down at 6.19%, principal and interest runs about $2,153 a month. Add roughly $733 for property taxes and $293 for insurance and you are near $3,180 a month all in. Texas has no state income tax and this is where the state collects instead, budget the tax line from day one, not as an afterthought.
If you are selling: 107 median days on market means your first two weeks decide the outcome. Price to the last ninety days of closed comps, not to what your neighbor listed at and did not sell. Condition and photography are doing more work now than they were two years ago.
Neighborhood in focus
Hyde Park (78751). North Loop, North University. Known for craftsman bungalows, established. It fits buyers who want an established neighborhood with long-term value.
The metro numbers above are an average of a very unequal city, Hyde Park does not move in lockstep with Kyle or Leander, and the gap between ZIPs widens in exactly the months the metro looks calm. There is a longer, more honest write-up at /neighborhoods/hyde-park/, including what is wrong with it.
On in Austin, December 2025
| When | What | Why it matters to a listing |
|---|---|---|
| Mid to late December | Armadillo Christmas Bazaar, Palmer Events Center | Runs to Christmas Eve at the Palmer. Adds to the Zilker-area congestion the Trail of Lights is already causing. |
| Mid-December | Trail of Lights, Zilker Park | Roughly two weeks of nightly closures around Zilker. Barton Springs Road and the 78704 approaches are slow every evening it runs. |
What is coming next
Spring, with meaningfully less supply than the last two years. The homestead exemption at $140,000. And the April 30 filing deadline for anyone who closed in 2025.
Common questions
Is Austin a buyer's market or a seller's market?
In December 2025, a roughly balanced market, 4 months of supply, with 11% of homes selling above asking. The rough convention: under about 3 months favors sellers, 4 to 6 is balanced, and above 6 favors buyers. Since October 2016 this metro has ranged from 0.9 months in December 2020 to 6.1 in November 2025.
When is the best time of year to buy a house in Austin?
October through January, consistently. Austin's listing calendar runs about six weeks ahead of the national one. The best selection appears in March and April, and so does the most competition. By late fall, spring listings are six months old, sellers have adjusted their expectations, and days on market runs 30 to 50 days longer than it did in April. You get less to choose from and far more leverage over what is left.
What is the average home price in Austin?
The median single-family sale across the Austin metro in December 2025 was $439,900. Median is the more useful number than average here. A handful of Westlake and Tarrytown sales pull an average upward in a way that tells you nothing about what you will pay. Note also that the metro figure covers Travis, Williamson, Hays, Bastrop and Caldwell counties; the City of Austin proper runs meaningfully higher, and the suburbs meaningfully lower.
Part of a retrospective series on the Austin market, one post per month since 2016, compiled from the historical record. This edition covers December 2025; every figure is as reported for that month, and nothing in it looks past it.
Source: Redfin Data Center metro market tracker: single-family, Austin-Round Rock-San Marcos metro, not seasonally adjusted. Mortgage rates are the monthly average of the Freddie Mac Primary Mortgage Market Survey 30-year fixed rate. Payment, tax and insurance figures are estimates for illustration and are not a quote. Median sale price is not a guarantee of value for any specific property.
Written by Mike Vilece, a licensed Texas real estate agent with Compass in Austin. If you want the version of this that applies to your street and your budget, ask me directly.