August 2025 Austin Market Recap: Travis & Williamson Counties

August 2025 brought a mix of optimism and caution to the Austin housing market. While prices held steady or climbed slightly, inventory expanded sharply — shifting the balance toward buyers for the first time in over two years. Here's what the latest data from Unlock MLS means for homeowners and house hunters across Travis and Williamson Counties.

Greater Austin Market Overview

The Austin–Round Rock–San Marcos metro area continues to cool from its pandemic highs, but it's not collapsing — it's normalizing. Median home prices ticked up 1.3% year-over-year to $444,490, while total dollar volume fell slightly by 2.2%. Inventory reached 5.9 months, up nearly a full month from last year, which means homes are staying on the market longer and buyers finally have breathing room.

Closed sales dropped 4.6% compared to 2024, a sign that higher mortgage rates and increased supply are tempering demand. Yet, this is still far from a “buyer’s market” — desirable, move-in-ready homes in prime Austin neighborhoods continue to move fast and often attract multiple offers.

Travis County: High Prices, Slower Pace

• Median Sales Price: $525,000 (up 4.4% year-over-year)
• Closed Sales: 1,167 (down 2.7%)
• Active Listings: 6,943 (+13.2%)
• Months of Inventory: 6.9 months (+0.8 months)

Travis County remains the heartbeat of the Austin metro market — and the numbers show resilience. Prices climbed despite fewer closed sales, suggesting that well-priced listings are still commanding solid offers. However, homes are taking longer to sell as buyers have more choices. Average days on market stretched to 70 days, up from 62 last year.

For Sellers: Your strategy now matters more than ever. Overpricing will push you into the “stale listing” category within weeks. Refresh your photos, stage smartly, and price within 2–3% of comparable homes. The gap between asking and final sale price (currently 93%) means buyers are negotiating harder — plan accordingly.

For Buyers: This is your best shot since 2021 to shop without bidding wars. Focus on homes that have been listed over 30 days; sellers are often more flexible on price or concessions like closing costs and rate buydowns.

Williamson County: Inventory Surge Resets Expectations

• Median Sales Price: $425,000 (down less than 1%)
• Closed Sales: 858 (down 4.1%)
• Active Listings: 4,523 (+20.8%)
• Months of Inventory: 5.4 months (+1.1 months)

Williamson County — covering suburbs like Cedar Park, Round Rock, Leander, and Georgetown — saw a surge in available homes. Inventory rose over 20%, giving buyers far more options than a year ago. Yet prices barely budged, showing the region's continued appeal to families and remote professionals seeking value near Austin.

For Sellers: Expect longer listing times and more back-and-forth negotiations. Homes that shine online and offer modern updates (especially kitchens and outdoor spaces) are still selling within 45–60 days. Those that need work may linger unless priced aggressively.

For Buyers: This market is tailor-made for you. Negotiate for closing credits or rate buydowns, and don't be afraid to revisit homes that were out of budget in spring — many sellers are adjusting down by 2–4% to attract fall buyers.

Market Takeaways

The August 2025 data confirms what we've been sensing all summer — Central Texas is in a transition phase. Prices are steady, but volume and velocity have slowed. For sellers, this is no longer a list-and-forget market; it's a pricing, marketing, and timing game. For buyers, it’s a welcome return to rational negotiations and inspection flexibility.

Across both counties, the sweet spot is emerging for move-up buyers: those selling one home and buying another. You can still sell for a strong price, but now you have inventory to choose from on the buy side — something that simply didn’t exist 18 months ago.

Looking Ahead

With fall approaching and mortgage rates hovering near 7%, expect a slower but healthier market heading into Q4. The key for both sides is readiness — sellers should have their homes market-ready by October, and buyers should have pre-approvals in hand to move fast on the right property.

Compare your property with recent sold homes nearby or explore market snapshots across the Austin metro area.