November Pending Data Shows ATX Housing Market Demand Is Resilient: Chuck Farr’s December 2025 Newsletter
Merry Christmas, Happy Hanukkah, and happy holidays, homeowners, tenants, prospective buyers, and real-estate investors. The winter solstice arrives on December 21, 2025. It is time to reflect and be grateful for yet another year.
In the News: According to the November 2025 Central Texas Housing Report released by Unlock MLS, “pending sales in the Austin-Round Rock-San Marcos MSA rose 4.5% to 2,269 pending sales, and inventory reached 6.3 months, the highest level recorded in over a year. While prices remained stable—dipping 1.1% year over year to $430,000—closed sales fell 15.9% to 1,895 transactions.
“‘It is important to remember that November 2024 sales were boosted by the Fed's first cut in interest rates, and mortgage rates moved accordingly. This year's 16% drop appears steeper than it might under typical conditions,” Vaike O’Grady, market research advisor for Unlock MLS, said. ‘While October’s government shutdown likely impacted November 2025 closings, the 5% year-over-year increase in pending sales is encouraging and shows that motivated buyers are reentering the market.’
“O’Grady added: ‘Last week’s Fed rate cut will likely bolster consumer confidence heading into 2026. As rates stabilize and buyers adjust to the new normal, we anticipate renewed momentum. The region’s long-term outlook is strong and will continue to buffer seasonal and economic shifts.’
“Brandy Wuensch, 2025 Unlock MLS and ABoR president, added that even in a slower season, REALTORS® are helping clients find opportunity.
“‘Inventory is growing, prices are steady and buyers are reentering the market with a more strategic mindset. REALTORS® are playing a critical role in helping Central Texans navigate this evolving landscape with confidence. It's about positioning, not panic. Buyers finally have options, and sellers need to price their homes competitively based on current market conditions. Even though the pace is slower, Austin is still fundamentally strong.’
“Austin-Round Rock-San Marcos MSA [Entire Metro Area]
“November 2025 - For Sale
1,895 – Residential homes sold, 15.9% less than November 2024.
$430,000 – Median price for residential homes, 1.1% less than November 2024.
2,477 – New home listings on the market, 3.1% less than November 2024.
11,926 – Active home listings on the market, 11.2% more than November 2024.
2,269 – Pending sales, 4.5% more than November 2024.
6.3 – Months of inventory, 1.5 months more than November 2024.
$1,078,709,812 – Total dollar volume of homes sold, 14.5% less than November 2024.
91.7% – Average close to list price, compared to 92.5% in November 2024.
“November 2025 - For Lease
1,650 – Closed leases, 13.2% less than November 2024.
$2,100 – Median price for rent, 2.3 less than November 2024.
1,918 – New lease listings on the market, 5.7% less than November 2024.
5,401 – Active lease listings on the market, 4.7% more than November 2024.
1,722 – Pending leases, 6.8% less than November 2024.
3.0 – Months of inventory, flat compared to November 2024.
$4,011,037 – Total dollar volume of leases, 12.2% less than November 2024.
94.0% – Average close to list price, compared to 93.6% in November 2024.
As a reminder for folks in the Austin MSA metro 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 $430K, 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.
Winter Home Maintenance Tips: Winter is here--and has its own home maintenance checklist in Central Texas. Here are a few items to consider during December:
· Outdoor Tasks:
o We had another late and beautiful leaf bloom this year. (I have not started raking mine!) Rake leaves and shred to use as mulch or dispose of them based on local guidelines.
o If you are considering doing some big jobs, like HVAC, external painting, or roofing repair/replacement, remember that this is the slow season for many contractors, and you may get a better price and quicker scheduling now.
o Clean gutters and downspouts if you did not in the Fall. Call your gutter company to get those gutters cleaned and inspected. Your workers should also inspect the roof for any loose or broken tiles.
o Don’t forget to protect your people, pipes, plants, and pets when freezes come to town. Web search for “4Ps winterization” for details.
· Indoor Tasks:
o If you have ceiling fans, consider switching the rotation of the blades to conserve energy and feel warmer in winter months. Usually this means running the ceiling fan at a slow speed and switching the rotation from counterclockwise to clockwise in winter months. [[Watch this video for details.]]
o Have your furnace professionally inspected if you did not in the Fall; make sure they check for carbon monoxide leaks. Remember to change out your indoor HVAC filters on a regular schedule.
o Dryer vents: Clothes dryers cause 2,900 fires a year, with many fires happening in the Fall and Winter, according to the United States Fire Administration. Lint is a major culprit, so have your dryer vent inspected and cleaned annually by an HVAC specialist who specializes in ductwork or dryer vents.
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.
