Austin-Round Rock-San Marcos

September 2025 Central Texas Housing Report

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Vaike O'Grady, research advisor at Unlock MLS, mentioned that September's data reflects a stable market that continues to align with expectations.

"The numbers we're seeing in September match the trends we expected to see this time of year. As we wrap up the third quarter, the market is mirroring typical seasonality trends, pointing to a sign of continued adjustment and balance. Buyer enthusiasm has picked up slightly as we saw the first interest rate cut in nine months, and steady pricing from sellers continues to support that confidence. What we're seeing in the market now is a healthy level of stability. Homes may be taking a bit longer to sell, but they're still selling, and buyers are meeting sellers where they are. This consistency shows that the market is functioning as it shouldsteady, sustainable and well-positioned heading into the end of the year."

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This past month has been a little slow for me here in Austin. I still have two active listings in the area that are taking their time to move. With mortgage rates staying high, a lot of potential buyers are still sitting on the fence. The good thing is that we're starting to see rates come down from this year's highs I just hope prices don't start creeping up again because of it.

My current listings (both very close to Tesla and Applied Materials):

15216B Sweet Mimosa
11212 Whitefaulds Dr

Here's a quick look at the latest trends in the Austin area:

• Median Sales Price: $420,000, down 1.8% from last year and 5.5% from last month!
• Closed Sales: 2,416, up 6.7% year-over-year
• Sales Dollar Volume: $1.33 billion, an increase of 5.6%
• Months of Inventory: 5.7 months, up 0.6 months compared to last year
• New Listings: 3,327, a decrease of 5.7%
• Active Listings: 13,665, up 10% year-over-year
• Pending Sales: 2,445, an increase of less than 1%
• Average Days on Market: 76 days, up by 5 days from last year
• Average Close-to-List Price: 91.6%, down slightly from 92.8% last year

Buyer Takeaways:

• The market is cooling not crashing. Softer prices and longer days on market mean less competition and more room to negotiate.
• Patience can pay off. Sellers are more flexible as listings sit longer, creating opportunities for well-prepared buyers.
• Keep an eye on rates. As mortgage rates ease, acting before prices rebound could save you money.

Seller Takeaways:

• It's no longer a seller's market but it's still healthy. Homes are selling, just not as quickly or above asking.
• Smart pricing wins. Buyers are cautious and data-driven; realistic pricing moves homes faster.
• Presentation matters more than ever. With more inventory, listings that show well stand out and sell.

Austin-Round Rock-San Marcos


Bastrop County


Caldwell County


City of Austin


Hays County


Travis County


Williamson County

HOUSTON

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The Greater Houston housing market moved toward a more balanced position in September. Steady demand, easing prices and a robust supply of homes are helping the market settle into a more sustainable rhythm for both buyers and sellers. - HAR President

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The Facts

• Sales are up 5% year over year. This is probably due to slightly lower mortgage rates.
• Active listings are up right at 25% YOY. There are a LOT of sellers that aren't going to be selling their home any time soon. Either way overpriced or needs a ton of work or both.
• Mean and Median sales prices are up 2% and down 2.1% YOY. In my mind, this makes the market flat.
• Months Inventory is up YOY but actually DOWN month over month. In September 2024 we were sitting at 4.3 months inventory, in August of this year, we had 5.4 months of inventory, and this month we are down to 5.2 months of inventory.
• Single Family rental rates are unchanged year over year
• The 10 year treasury yield has been floating +/- 4.000% for the last few days, breaking through the key 4.000% hurdle late last week. This is great news for mortgage rates.
• The market is predicting a 25 bps rate cut by the Fed at its next meeting on October 29, and another 25 bps rate cut at its next next meeting on December 10.

My Take

• Title companies and lenders have been reasonably busy with refi work in the last few weeks. If you have an interest rate in the 7% or 8% range, now might be a good time to refi. I have a good friend who just refinanced their 30 year loan from a couple of years ago to a 15 year term and kept right at the same payment amount.
• Given what has happened with mortgage rates, inventory, and pricing over the last 60 days, as well as where the overall economy is trending alongside interest rate projections and possible future QE, my guess is that real estate prices begin ticking up within the next 12 months or so. The last year or two has been a lot of fun for buyers, but my thought is that the window for buyers to take advantage of a decent buyers market is probably coming to a close.
• This last month I did two deals in one day in Katy (that's always fun, AND, shout out to Jack who did the same thing this month) and a deal in west Houston. I also listed five homes in Galveston and a home in Richmond. I've got some good deals in Galveston if anyone wants to buy a beach house!

Links
https://www.har.com/content/department/newsroom?pid=2203
https://www.har.com/content/department/newsroom?pid=2202
https://www.cnbc.com/quotes/US10Y
https://www.cmegroup.com/markets/interest-rates/cme-fedwatch-tool.html?redirect=/trading/interest-rates/countdown-to-fomc.html

Looks like imgur isn't working right now so I'm going to upload images to my next post.

And the image below is an example of a fun phenomenon that I've been fortunate to be a part of over the last few years. It cracks me up. The general public will call or text and ask about a listing, but will have no clue where they are, the address of the house, or sometimes even what the house looks like. The conversation usually goes something like this:

Me: This is Jamie.
Them: Hi, what are they asking for the house?
Me: I'm sorry, I have several listings. Which house are you referring to?
Them: Uh…I am not sure.
Me: Do you know the address or street or the color of the home?
Them: No, sorry.
Me: Ok, sorry I couldn't help. Have a good one.

Bryan-College Station Housing Market Update September 2025


Overview of the BCS Market (MSA)

• Median Sales Price: $309,708 ( 4% vs. Sep 2024)
  
• Active Listings: 1,295 ( 11.4%)
  
• Closed Sales: 228 ( 15.2%)
  
• Days on Market (DOM): 97 ( 1 day from 2024)
  
• Months of Inventory: 4.6 ( from 4.4 last year)
  
• Most Common Price Range: $200K$300K
  

Overall, the market showed healthy activity heading into fall. Prices ticked down slightly, but both listings and closed sales rose, signaling a balanced mix of buyer and seller engagement across the metro.



County & City Highlights
Bryan

• Median Price: $245,900 ( 13.3%)
  
• Active Listings: 314 ( 3.7%)
  
• Closed Sales: 62 ( 26.5%)
  
• DOM: 98
  
• Months of Inventory: 3.9 ( from 4.4)
  Bryan continues to see strong buyer activity, especially in affordable price brackets.
  

College Station

• Median Price: $335,000 ( 0.3%)
  
• Active Listings: 468 ( 12.5%)
  
• Closed Sales: 77 ( 2.5%)
  
• DOM: 99
  
• Months of Inventory: 4.0 ( from 3.7)
  College Station remains stable, with flat pricing and slightly fewer sales as inventory builds.
  

Brazos County

• Median Price: $315,000 ( 3.1%)
  
• Active Listings: 1,034 ( 6.3%)
  
• Closed Sales: 193 ( 9.7%)
  
• DOM: 96
  
• Months of Inventory: 4.1 (unchanged)
  The broader Brazos County market shows steady demand even with softening prices.
  

Burleson County

• Median Price: $230,000 ( 15.4%)
  
• Active Listings: 143 ( 26.6%)
  
• Closed Sales: 20 ( 42.9%)
  
• DOM: 107
  
• Months of Inventory: 7.9 ( from 6.8)
  Despite price drops, activity increased sharplysuggesting more affordable homes are moving.
  

Grimes County

• Median Price: $310,000 ( 10.7%)
  
• Active Listings: 186 ( 10.7%)
  
• Closed Sales: 20 ( 20%)
  
• DOM: 116
  
• Months of Inventory: 6.6 ( from 5.3)
  Higher prices and rising inventory slowed buyer momentum here.
  

Leon County

• Median Price: $150,000 ( 23.1%)
  
• Active Listings: 58 ( 13.4%)
  
• Closed Sales: 9 ( 18.2%)
  
• DOM: 126
  
• Months of Inventory: 6.4 ( from 8.1)
  The sharp drop in prices and listings reflects the smaller, slower-moving rural market.
  

Madison County

• Median Price: $199,000 ( 18.4%)
  
• Active Listings: 45 ( 50%)
  
• Closed Sales: 3 (flat, 0%)
  
• DOM: 95
  
• Months of Inventory: 10.6 ( from 7.2)
  A high inventory-to-sales ratio points to a more sluggish fall season here.
  

Robertson County

• Median Price: $200,000 ( 38%)
  
• Active Listings: 118 ( 53.3%)
  
• Closed Sales: 15 ( 87.5%)
  
• DOM: 85
  
• Months of Inventory: 9.0 ( from 8.3)
  Despite steep price drops, closed sales jumpedpossibly as buyers capitalize on discounts.
  

5 Key Takeaways from September
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Prices dipped across most counties except College Station and Grimes, signaling localized resilience.

Active listings climbed nearly everywhere, pushing months of inventory higher and giving buyers more choices.

Closed sales rose 15% metro-wide, showing continued buyer confidence despite fall season slowdowns.

Days on market stayed stable, suggesting steady buyer activity even as prices normalize.

Affordability is driving movementlower-priced segments in Bryan, Burleson, and Robertson saw the most traction.

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My Take
September's numbers show a more balanced, healthier housing environment across the BCS area. While prices are down modestly, more homes are hitting the market and buyers are still closing deals at a strong pace.
Bryan remains the most active submarket, and price-sensitive buyers are fueling growth there. College Station's steady median price and higher inventory suggest we're entering a phase of normalization rather than slowdown.
As we move into the fall, expect fewer listings and longer days on marketbut also more room for negotiation.
And for Aggie families looking for rentals for their kids, it's not too early to start looking for Fall '26Spring '27 rentals in College Stationthose go fast once spring rolls around!



Final Note
If anyone's considering buying or selling in the BryanCollege Station area, I'd be happy to help walk through your options or share more specific neighborhood insights. Feel free to reach out anytime!

NORTH TEXAS

I sold 2 homes this past month, one on the buyer side and one on the sale side, both with multiple offers. I could not believe it when it happened as its been a few years from that being the norm. Does that indicate that we've bottomed? I don't know, however, both of those homes were either at affordable price points, move-in ready, and good school districts. They also benefitted from the drop in rates.

One of the homes needed some TLC and I had my crew help clean, mow, paint, and take care of some punch list items to get it ready to sell. Truly an awesome experience seeing the transformation and the work achieving its intended goal.

Interestingly, prices are flat YoY across the Metroplex, with closed sales increasing 5.3%, however, inventory continues to climb. We had seen closed sales decline for a period of time and that appears to have reversed. Time will tell if that continues.