As of January 28, 2025, the Austin real estate market offers valuable insights into current trends and shifts in residential listings. With 11,453 active residential properties available, the market has seen an 18% year-over-year increase compared to 2024. This significant growth reflects changes in both new construction and resale inventory, with new construction comprising 33.5% of active listings and resale properties accounting for 66.5%. These figures suggest a dynamic market environment with opportunities for buyers and sellers alike.

Pending listings, which represent properties under contract, total 3,583. This marks an 8% decrease from the prior year, signaling a potential slowdown in demand. Notable areas with high pending activity include Georgetown, Austin, and Kyle, emphasizing regional demand patterns. The Activity Index, which measures market activity by dividing pending listings by total active and pending listings, currently stands at 23.8%. This figure is slightly lower than the 28.6% recorded in 2024, indicating a moderate decline in market engagement.

Months of Inventory (MOI) has increased to 4.0, up from 3.39 in 2024. This metric reflects the number of months it would take to sell the current inventory at the prevailing sales pace, providing a clear indication of market balance. An MOI of 4.0 suggests a market that is leaning toward balance, offering neither strong buyer nor seller advantages.

Pricing trends in the Austin area reveal compelling shifts. New construction properties have a median price of $704,640, reflecting a 6.9% price decrease compared to prior periods. Resale properties average $740,182, with a 6.8% decline. Updated or remodeled homes command higher prices, with an average of $900,629, though they have also experienced a price reduction of 7.4%. The price dynamics demonstrate the variability across property types, with new construction and under-construction homes showing notable price competitiveness.

Days on Market (DOM) is another critical factor to examine. The median DOM for active listings is 81 days, with 41.9% of properties on the market for more than 100 days. This trend suggests that buyers have ample time to explore their options, particularly in areas like Driftwood and Marble Falls, where properties tend to stay on the market the longest. In contrast, locations such as Manor and Del Valle exhibit shorter market times, reflecting higher demand or more competitively priced offerings.

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The occupancy status of active listings highlights additional market dynamics. Approximately 65.5% of properties are vacant, while 30.1% are owner-occupied and 4.3% tenant-occupied. The high percentage of vacant properties may be indicative of the prevalence of new construction and homes specifically prepared for sale. Georgetown and Jarrell report some of the highest vacancy rates, showcasing opportunities for buyers to explore unoccupied homes ready for immediate occupancy.

Special listing conditions such as short sales, foreclosures, and HUD-owned properties contribute to a small but significant portion of the market. These properties account for 4.03% of active listings, offering alternative opportunities for value-focused buyers. The average price reduction for such properties ranges from 8% to 13.6%, depending on the specific listing condition.

Activity across cities within the Austin area demonstrates regional variances. Austin leads with 2,990 active listings, followed by Georgetown with 920 and Kyle with 488. Price activity within these cities shows varying levels of price drops and increases. For instance, Pflugerville and Kyle exhibit higher proportions of price adjustments, reflecting their dynamic market conditions. Meanwhile, newer developments in areas like Liberty Hill and Hutto continue to attract buyer interest.

When examining the broader trends, new construction remains a dominant segment, with 3,841 active listings. These properties are distributed across cities such as Austin, Georgetown, and Kyle, where development activity is robust. New construction listings also feature a higher rate of price changes, with 44.8% experiencing price reductions. This suggests that builders are adjusting pricing strategies to attract buyers in a competitive market.

The data provides an in-depth look at a market in flux, with shifts in inventory, pricing, and market activity shaping the landscape. The Austin real estate market continues to adapt, offering insights for buyers, sellers, and investors seeking to make informed decisions in 2025.