# Austin Housing Market Report: October 2021, Tesla Moves Its Headquarters to Austin

> The Austin metro median sale price was $460,000 in October 2021, +24.7% year over year, with homes selling in 34 days and 2 months of supply. Tesla Moves Its Headquarters to Austin, what the numbers mean if you are buying or selling in Austin.

Mike Vilece · November 15, 2021
Canonical page: https://theaustinlocalgroup.com/blog/austin-housing-market-october-2021/

The median single-family home in the Austin metro sold for **$460,000** in October 2021, up 24.7% year over year. The share selling above asking was 51%. The 30-year fixed averaged 3.07% that month. Closed volume was 2,738 homes, down 15.9% year over year. That made it a seller's market.

## Austin market statistics, October 2021

| Metric | October 2021 |
| --- | --- |
| Median sale price | $460,000 (+24.7% YoY) |
| Median price per sq ft | $237 (+35.9% YoY) |
| Homes sold | 2,738 (-15.9% YoY) |
| New listings | 3,248 |
| Active inventory | 5,524 (+20.2% YoY) |
| Months of supply | 2 |
| Median days on market | 34 |
| Sale-to-list ratio | 101.8% |
| Sold above asking | 51.1% |
| Listings with a price cut | 20.9% |
| 30-year fixed rate (avg) | 3.07% |

## Tesla Moves Its Headquarters to Austin

Tesla announced at its October 7 shareholder meeting that it was moving its corporate headquarters from Palo Alto to Austin. Between Oracle, Tesla, Apple's campus and the Samsung decision pending, the metro had collected an unusual amount of corporate gravity in eighteen months.

## What changed since September 2021

The median was unchanged from September 2021, a 0.0% move. Time on market lengthened by 1 days, to 34. Active inventory shrank by 39 listings, to 5,524. The share of homes selling over asking gave up 0.8 points, to 51.1%.

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

| | October 2021 | September 2021 | October 2020 | Since Oct 2016 |
| --- | --- | --- | --- | --- |
| Median sale price | $460,000 | $460,000 | $369,000 | range $255,626–$495,000 |
| Median days on market | 34 | 33 | 37 | range 16–58 |
| Active inventory | 5,524 | 5,563 | 4,594 | range 2,660–7,969 |
| Months of supply | 2 | 1.8 | 1.4 | range 0.9–3.8 |
| Sold above asking | 51% | 52% | 38% | range 14%–75% |
| 30-year fixed rate | 3.07% | 2.9% | 2.83% | range 2.68%–4.87% |

The right-hand column is the range this series has covered since October 2016. No forecast in it, just where October 2021 falls against every month that came before it.

## If you are buying in Austin right now

2 months of supply is a seller's market, but not a chaotic one. Good homes priced correctly move in the first weekend; anything still sitting after three weeks has a reason, and finding out what it is before you offer is the whole job.

The average sale closed **above** asking, at 101.8% of list. Offering under list was, statistically, not a strategy that month.

**The payment math.** At $460,000 with 20% down at 3.07%, principal and interest runs about **$1,565 a month**. Add roughly $767 for property taxes and $307 for insurance and you are near **$2,639 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:** you have the leverage, and the mistake available to you is overpricing into it anyway. Homes were selling in 34 days. A listing that sits three weeks in this market has told every agent in town that something is wrong, and you will end up taking less than if you had priced it right on day one.

## 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, October 2021

| When | What | Why it matters to a listing |
| --- | --- | --- |
| Oct 1–10 | **ACL Music Festival**, Zilker Park | Back at Zilker after a year off, across two weekends. Expect 78704 traffic and a citywide spike in rental demand. |
| Oct 24 | **Formula 1 United States Grand Prix**, Circuit of the Americas, southeast | Race weekend. Southeast Travis County and SH-130 congest from Friday, and downtown hotel rates hit their annual high. |
| Late October | **Austin Film Festival**, Downtown theatres and hotels | Eight days across downtown venues. Hotel demand overlaps the Grand Prix weekend most years, which is when downtown rates peak. |
| 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

Samsung's announcement on the Taylor site, expected before year end.

## Common questions

### 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](/neighborhoods/), including the parts that are not flattering.

### Is it a good time to buy a house in Austin?

Depends entirely on your timeline. At 2 months of supply you are competing, paying up, and giving up contingencies. If you need to be in a house this year, you buy and you accept the terms. If you can wait, understand that you are paying a premium for urgency.

### How much are property taxes in Austin?

Combined city, county, school district and community college rates in the Austin area generally land between about 1.8% and 2.5% of assessed value, and higher inside a Municipal Utility District, where 3%+ is possible. There is no state income tax in Texas, and property tax is the trade. Two things every buyer should do: file a homestead exemption by April 30 of the year after you close, which caps annual taxable value increases at 10%, and check whether your target address sits in a MUD or PID before you finalize your budget.

### What should I know about flooding before buying in Austin?

Central Texas is Flash Flood Alley: thin soil over limestone, steep terrain, and storms that stall. Austin models its own floodplain, which is often stricter than FEMA's, so a house can sit outside the FEMA 100-year map and inside the city's. Standard homeowners insurance does not cover flood, NFIP policies take 30 days to take effect, and plenty of local flooding happens outside mapped floodplains. Pull both maps and get a flood quote during your option period.

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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 October 2021; 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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More posts: https://theaustinlocalgroup.com/blog/