The Austin metro median sat 23.0% below its April 2022 peak in November 2025, at $435,000. Homes took a median of 93 days to sell. Active inventory stood at 11,496 listings, up 13.6% year over year. That made it a buyer's market.
Austin market statistics, November 2025
| Metric | November 2025 |
|---|---|
| Median sale price | $435,000 (+0.0% YoY) |
| Median price per sq ft | $207 (-2.4% YoY) |
| Homes sold | 1,884 (-10.5% YoY) |
| New listings | 1,872 |
| Active inventory | 11,496 (+13.6% YoY) |
| Months of supply | 6.1 |
| Median days on market | 93 |
| Sale-to-list ratio | 97.0% |
| Sold above asking | 12.6% |
| Listings with a price cut | 29.3% |
| 30-year fixed rate (avg) | 6.24% |
Prop 13 Passes and Inventory Finally Turns
Voters approved Proposition 13 on November 4, raising the school homestead exemption from $100,000 to $140,000, and to $200,000 for homeowners 65 and older, retroactive to the 2025 tax year. In the market, the more consequential number: inventory fell to 11,496 from the June peak of 14,231. The supply build that defined three years finally reversed.
What changed since October 2025
The median fell $12,646 from October 2025, a 2.8% move. Time on market shortened by 1 days, to 93. Active inventory shrank by 1,140 listings, to 11,496. The share of homes selling over asking gained 1.0 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
| November 2025 | October 2025 | November 2024 | Since Oct 2016 | |
|---|---|---|---|---|
| Median sale price | $435,000 | $447,646 | $435,000 | range $255,626–$565,000 |
| Median days on market | 93 | 94 | 85 | range 16–99 |
| Active inventory | 11,496 | 12,636 | 10,117 | range 2,660–14,231 |
| Months of supply | 6.1 | 5.8 | 4.8 | highest since Oct 2016 |
| Sold above asking | 13% | 12% | 10% | range 9%–75% |
| 30-year fixed rate | 6.24% | 6.25% | 6.8% | 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 November 2025 falls against every month that came before it.
If you are buying in Austin right now
At 6.1 months of supply this is a buyer's market, and 93 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 97.0% of asking, so roughly 3.0% under list was the normal outcome, not an insulting one.
The payment math. At $435,000 with 20% down at 6.24%, principal and interest runs about $2,140 a month. Add roughly $725 for property taxes and $290 for insurance and you are near $3,155 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 11,496 active listings and 93 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, November 2025
| When | What | Why it matters to a listing |
|---|---|---|
| Early to mid-November | Texas Book Festival, Texas Capitol grounds | Congress Avenue and the Capitol grounds close for the weekend. Central showings north of the river lose an afternoon. |
| Nov 27 | ThunderCloud Subs Turkey Trot, Downtown / Long Center | Thanksgiving morning, tens of thousands of runners downtown. Nobody is buying a house that week, which is exactly why the last week of November is worth a serious offer. |
| Home Saturdays | Texas Longhorns home games, Darrell K Royal-Texas Memorial Stadium | I-35 through central, campus parking and everything within a mile of the stadium stop working by late morning on a home Saturday. A wasted afternoon for an open house in 78705, 78751 or downtown. |
What is coming next
A spring market with less inventory than the last two. And the April 30 homestead exemption deadline, now worth more than it has ever been.
Common questions
How long are homes taking to sell in Austin?
A median of 93 days in November 2025. That is the number to watch if you only watch one, days on market turns before price does, in both directions. For reference, since October 2016 this measure has ranged from 16 days in May 2016 to 99 in February 2025.
What are the best neighborhoods in Austin for families?
It depends on what you are optimizing for, and anyone who answers without asking is selling you something. Broadly: Circle C, Steiner Ranch and Avery Ranch for space and schools; Mueller, Crestview and Brentwood for walkability with a yard; Westlake and West Lake Hills for Eanes ISD if the budget reaches; Hyde Park and Bryker Woods for older homes near central. There are honest write-ups of nine of these at theaustinlocalgroup.com/neighborhoods, including the parts that are not flattering.
What is a MUD district and why does it matter?
A Municipal Utility District is a taxing entity that finances water, sewer and drainage infrastructure in developments outside city utility service: common in Leander, Kyle, Buda, Manor and parts of Pflugerville and Dripping Springs. It levies its own rate on top of city, county and school, and can add a full percentage point or more to your effective tax rate. MUD rates typically decline as the district's debt is paid down, but that takes decades. It is the most common surprise in a suburban Central Texas closing, and it is disclosed, read the MUD notice.
Part of a retrospective series on the Austin market, one post per month since 2016, compiled from the historical record. This edition covers November 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.