The Austin metro median sat 23.0% below its April 2022 peak in February 2025, at $435,234. Homes took a median of 99 days to sell, the longest stretch in this series so far. Active inventory stood at 9,856 listings, up 16.4% year over year. That made it a buyer's market.
Austin market statistics, February 2025
| Metric | February 2025 |
|---|---|
| Median sale price | $435,234 (-2.2% YoY) |
| Median price per sq ft | $215 (-2.0% YoY) |
| Homes sold | 1,771 (-13.4% YoY) |
| New listings | 2,996 |
| Active inventory | 9,856 (+16.4% YoY) |
| Months of supply | 5.6 |
| Median days on market | 99 |
| Sale-to-list ratio | 97.3% |
| Sold above asking | 12.6% |
| Listings with a price cut | 26.1% |
| 30-year fixed rate (avg) | 6.84% |
99 Days, and What Patience Buys
Days on market hit 99, the longest in this series to that point, against 30 days in February 2021. A house that would have had eleven offers in a weekend four years earlier now sat for three months. That is the entire negotiating position, and it does not require you to be a good negotiator.
What changed since January 2025
The median rose $20,234 from January 2025, a 4.9% move. Time on market lengthened by 5 days, to 99. Active inventory grew by 571 listings, to 9,856. The share of homes selling over asking gained 1.3 points, to 12.6%.
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
| February 2025 | January 2025 | February 2024 | Since Oct 2016 | |
|---|---|---|---|---|
| Median sale price | $435,234 | $415,000 | $445,000 | range $255,626–$565,000 |
| Median days on market | 99 | 94 | 83 | highest since Oct 2016 |
| Active inventory | 9,856 | 9,285 | 8,465 | range 2,660–12,066 |
| Months of supply | 5.6 | 5.6 | 4.1 | range 0.9–5.6 |
| Sold above asking | 13% | 11% | 13% | range 9%–75% |
| 30-year fixed rate | 6.84% | 6.96% | 6.78% | 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 February 2025 falls against every month that came before it.
If you are buying in Austin right now
At 5.6 months of supply this is a buyer's market, and 99 median days on market is the negotiating position. A listing that is ninety days old belongs to a seller whose plan is not working. That is worth more than any clever offer strategy.
The average home sold for 97.3% of asking, so roughly 2.7% under list was the normal outcome, not an insulting one.
The payment math. At $435,234 with 20% down at 6.84%, principal and interest runs about $2,279 a month. Add roughly $725 for property taxes and $290 for insurance and you are near $3,295 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: with 9,856 active listings and 99 median days on market, you are competing against a lot of houses and a patient buyer. Price ahead of the market rather than chasing it down, and consider funding a rate buydown, at these rates it moves a buyer's monthly payment more than an equivalent price cut does.
Neighborhood in focus
Westlake (78746). Rollingwood, Lost Creek, Rob Roy. Known for eanes ISD, Hill Country views, luxury. It fits families prioritizing schools, and runs $800K to $5M+.
The metro numbers above are an average of a very unequal city, Westlake 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/westlake/, including what is wrong with it.
On in Austin, February 2025
| When | What | Why it matters to a listing |
|---|---|---|
| Mid-February | Austin Marathon, Downtown / central | Road closures across downtown and central Austin from before dawn until early afternoon. The one Sunday of the year not to schedule a central open house. |
What is coming next
SXSW in March. Appraisal notices in April and the April 30 homestead exemption deadline.
Common questions
Is Austin a buyer's market or a seller's market?
In February 2025, a buyer's market, 5.6 months of supply, with 13% 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 5.6 in January 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 February 2025 was $435,234. 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 February 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.