# Austin Housing Market Report: July 2025, Flash Flood Alley, and What Buyers Should Read

> The Austin metro median sale price was $440,000 in July 2025, -3.8% year over year, with homes selling in 68 days and 5.9 months of supply. Flash Flood Alley, and What Buyers Should Read, what the numbers mean if you are buying or selling in Austin.

Mike Vilece · August 15, 2025
Canonical page: https://theaustinlocalgroup.com/blog/austin-housing-market-july-2025/

The Austin metro carried **5.9 months of supply** in July 2025, a buyer's market. Homes took a median of 68 days to sell. Active inventory stood at 14,203 listings, up 20.2% year over year. The share selling above asking was 13%.

## Austin market statistics, July 2025

| Metric | July 2025 |
| --- | --- |
| Median sale price | $440,000 (-3.8% YoY) |
| Median price per sq ft | $214 (-4.6% YoY) |
| Homes sold | 2,399 (-3.9% YoY) |
| New listings | 3,511 |
| Active inventory | 14,203 (+20.2% YoY) |
| Months of supply | 5.9 |
| Median days on market | 68 |
| Sale-to-list ratio | 97.2% |
| Sold above asking | 12.8% |
| Listings with a price cut | 39.4% |
| 30-year fixed rate (avg) | 6.72% |

## Flash Flood Alley, and What Buyers Should Read

Catastrophic flooding hit the Hill Country on July 4 when the Guadalupe River rose more than twenty feet in under an hour, killing more than 130 people, most of them in Kerr County. Central Texas is called Flash Flood Alley for a reason: thin soil over limestone, steep terrain, and storms that stall. If you are buying anywhere near a creek or river here, read the floodplain maps and price the insurance before you fall in love with the house.

## What changed since June 2025

The median fell $14,990 from June 2025, a 3.3% move. Time on market lengthened by 3 days, to 68. Active inventory shrank by 28 listings, to 14,203. The share of homes selling over asking gained 0.3 points, to 12.8%.

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

| | July 2025 | June 2025 | July 2024 | Since Oct 2016 |
| --- | --- | --- | --- | --- |
| Median sale price | $440,000 | $454,990 | $457,369 | range $255,626–$565,000 |
| Median days on market | 68 | 65 | 58 | range 16–99 |
| Active inventory | 14,203 | 14,231 | 11,813 | range 2,660–14,231 |
| Months of supply | 5.9 | 5.3 | 4.7 | highest since Oct 2016 |
| Sold above asking | 13% | 13% | 14% | range 9%–75% |
| 30-year fixed rate | 6.72% | 6.82% | 6.85% | 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 July 2025 falls against every month that came before it.

## If you are buying in Austin right now

At 5.9 months of supply this is a buyer's market, and 68 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 97.2% of asking, so roughly 2.8% under list was the normal outcome, not an insulting one.

**The payment math.** At $440,000 with 20% down at 6.72%, principal and interest runs about **$2,276 a month**. Add roughly $733 for property taxes and $293 for insurance and you are near **$3,303 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 14,203 active listings and 68 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

**Downtown Austin (78701).** Rainey Street, 6th Street, Congress Ave. Known for high-rise condos, walkable nightlife. It fits professionals who want urban living without a commute, and runs $350K condos to $1M+ penthouses.

The metro numbers above are an average of a very unequal city, Downtown Austin 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/downtown-austin/](/neighborhoods/downtown-austin/), including what is wrong with it.

## On in Austin, July 2025

| When | What | Why it matters to a listing |
| --- | --- | --- |
| Jul 4 | **Fourth of July Concert and Fireworks**, Auditorium Shores / Lady Bird Lake | The Austin Symphony on Auditorium Shores with fireworks over the lake. Downtown and the south shore close from late afternoon. |

## What is coming next

Proposition 13 on November 4. Samsung announced a $16.5 billion chip supply agreement with Tesla in July, tied to the Taylor fab.

## Common questions

### Is Austin a buyer's market or a seller's market?

In July 2025, a buyer's market, 5.9 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 5.9 in July 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 July 2025 was $440,000. 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.

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*Part of a retrospective series on the Austin market, one post per month since 2016, compiled from the historical record. This edition covers July 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](/#contact).*

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