ATX Housing Market Holds Steady With Renewed Pricing Strength and Balanced Inventory: Chuck Farr’s November 2025 Newsletter

Hello again, homeowners, tenants, prospective buyers, and real-estate investors.

In the News: According to the October 2025 Central Texas Housing Report released by Unlock MLS, “pending sales increased 5.8% to 2,463 sales, and inventory ticked up to 5.3 months across the Austin-Round Rock-San Marcos MSA. Marking the seventh straight month of price stability, median sales price rose 1.4% year over year to $439,000, while closed sales dipped 9.6% year over year to 2,238 sales across the MSA. 

“Vaike O’Grady, research advisor at Unlock MLS, said the market’s performance is a sign of continued normalization and a balanced housing market. 

“‘After several years of volatility, what we’re seeing now is a housing market that’s functioning the way it should. Pricing has been steady for months, inventory is in balance and the Federal Reserve’s recent interest rate cuts have boosted buyer confidence, as shown in increased pending sales activity. Homes that are priced right and well-presented are still selling quickly and close to asking price. The consistency we’re seeing is a healthy sign for what we can anticipate in 2026 and continued long-term growth.’ 

“Austin-Round Rock-San Marcos MSA [Entire Metro Area] 

“October 2025 - For Sale  

• 2,238 – Residential homes sold, 9.6% less than October 2024. 

• $439,000 – Median price for residential homes, 1.4% more than October 2024. 

• 3,607 – New home listings on the market, 7.9% more than October 2024. 

• 13,227 – Active home listings on the market, 12.4% more than October 2024. 

• 2,463 – Pending sales, 5.8% more than October 2024. 

• 5.3 – Months of inventory, 0.5 months more than October 2024. 

• $1,323,120,444 – Total dollar volume of homes sold, 4.8% less than October 2024. 

• 92.0% – Average close to list price, compared to 92.4% in October 2024. 

“October 2025 - For Lease 

• 1,916 – Closed leases, 5.1% less than October 2024. 

• $2,150 – Median price for rent, 2.1[%] less than October 2024. 

• 2,580 – New lease listings on the market, 2.5% more than October 2024. 

• 5,812 – Active lease listings on the market, 5.1% more than October 2024. 

• 2,102 – Pending leases, 1.7% more than October 2024. 

• 2.8 – Months of inventory, 0.3 months more than October 2024. 

• $4,718,277 – Total dollar volume of leases, 4.0% less than October 2024. 

• 94.1% – Average close to list price, compared to 93.4% in October 2024.” 

As a reminder for folks in the Austin MSA area, if you had bought a house in 2018 at the median price of $305K, its value would have increased to $502K by the May 2022 peak. Median price for the MSA is now $439K, so you would have still done well investing in Central Texas real estate. Check the latest Central Texas Housing Report for more details and data for the city of Austin and surrounding counties.

Fall Home Maintenance Tips: Fall is here--and has its own home maintenance checklist in Central Texas. Here are a few items to consider during November:

·      Outdoor Tasks:

o   Plant and fertilize. Fall is a great time to lay down some good fertilizer on the lawn, plant trees, bushes, and perennials; they will thank you for not planting them in the blaze of summer. Fall/Winter planting allows the plants and their roots to dig in before next year.

o   Rake leaves and shred to use as mulch or dispose of them based on local guidelines.

o   Clean gutters and downspouts after the raking season.

·      Indoor Tasks:

o   Test smoke and carbon monoxide detectors if you forgot to do so after setting back your clocks earlier this month.

o   Have your furnace professionally inspected. If you are on a semi-annual HVAC maintenance plan, have your system serviced in the next couple of months.

o   We will remind you soon about switching the direction of your ceiling fans for the Winter.

When considering your real-estate needs and situation in the context of macro-level data, remember that your potential sale or purchase will always be hyperlocal. Let us know if we can help. Issues of this and previous newsletters are located on the Blog tab of my website at www.chuckfarr.com. Please DM or email me if you want your email added to my newsletter list.