# Austin Housing Market Report: October 2025, The Best Single Month of the Year to Buy

> The Austin metro median sale price was $447,646 in October 2025, +2.9% year over year, with homes selling in 94 days and 5.8 months of supply. The Best Single Month of the Year to Buy, what the numbers mean if you are buying or selling in Austin.

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

In October 2025, **12% of Austin-area homes sold for more than the asking price**. The median sat 20.8% below the April 2022 peak of $565,000. The median sale was $447,646, up 2.9% year over year. Homes took a median of 94 days to sell. That made it a buyer's market.

## Austin market statistics, October 2025

| Metric | October 2025 |
| --- | --- |
| Median sale price | $447,646 (+2.9% YoY) |
| Median price per sq ft | $214 (-1.0% YoY) |
| Homes sold | 2,179 (-5.3% YoY) |
| New listings | 3,031 |
| Active inventory | 12,636 (+15.6% YoY) |
| Months of supply | 5.8 |
| Median days on market | 94 |
| Sale-to-list ratio | 97.0% |
| Sold above asking | 11.6% |
| Listings with a price cut | 37.2% |
| 30-year fixed rate (avg) | 6.25% |

## The Best Single Month of the Year to Buy

Days on market hit 94 and inventory was still above 12,600. October in a soft market is the best single month of the year to buy: spring listings are six months old, sellers have moved on emotionally, and the holidays are close enough to concentrate the mind.

## What changed since September 2025

The median rose $22,646 from September 2025, a 5.3% move. Time on market lengthened by 5 days, to 94. Active inventory shrank by 202 listings, to 12,636. The share of homes selling over asking gained 0.5 points, to 11.6%.

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

| | October 2025 | September 2025 | October 2024 | Since Oct 2016 |
| --- | --- | --- | --- | --- |
| Median sale price | $447,646 | $425,000 | $435,000 | range $255,626–$565,000 |
| Median days on market | 94 | 89 | 77 | range 16–99 |
| Active inventory | 12,636 | 12,838 | 10,928 | range 2,660–14,231 |
| Months of supply | 5.8 | 5.4 | 4.7 | range 0.9–5.9 |
| Sold above asking | 12% | 11% | 11% | range 9%–75% |
| 30-year fixed rate | 6.25% | 6.35% | 6.43% | 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 October 2025 falls against every month that came before it.

## If you are buying in Austin right now

At 5.8 months of supply this is a buyer's market, and 94 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 $447,646 with 20% down at 6.25%, principal and interest runs about **$2,205 a month**. Add roughly $746 for property taxes and $298 for insurance and you are near **$3,249 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 12,636 active listings and 94 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

**Deep South Austin (78745).** Cherry Creek, Garrison Park, Manchaca. Known for value, access, first-time buyers. It fits first-time buyers and young families.

The metro numbers above are an average of a very unequal city, Deep South 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/deep-south-austin/](/neighborhoods/deep-south-austin/), including what is wrong with it.

## On in Austin, October 2025

| When | What | Why it matters to a listing |
| --- | --- | --- |
| Oct 3–12 | **ACL Music Festival**, Zilker Park | Two weekends. Zilker, Barton Hills and 78704 are closed to normal traffic both of them, and rental demand spikes citywide. |
| Oct 19 | **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

The November 4 election. Proposition 13 would raise the school homestead exemption to $140,000, retroactive to this tax year.

## Common questions

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

For a buyer with a five-year-plus horizon, this is the better half of the cycle. 94 days on market and 5.8 months of supply means you can inspect, negotiate, and walk. The people who bought in Austin's soft stretches did better than the people who bought in its frenzies, and they had a much less unpleasant time doing it.

### 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.

### Is the Austin housing market going to crash?

It already corrected. The metro median is 20.8% below the April 2022 peak, which is a larger drawdown than most US metros saw in this cycle, because Austin's run-up was larger. What is not present is the 2008 setup: lending standards are tight, most owners hold fixed-rate mortgages well below current rates, and Central Texas is still adding jobs and people. A slow market and a crashing one look different, and this is the first one.

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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 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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