The Monthly Edit

February in Austin, TX

Hello, February!

Please excuse the late delivery! It’s been a bit of a whirlwind over here, from negotiating multiple contracts and showings, to caring for two of my kids who were home sick earlier this week. That said, I’m back at my desk today, so let’s dive in.

The real estate market heading into the new year has been active! We’re seeing new inventory hit the market post-holidays, and serious buyers are ready to act. I also have multiple buyers who have secured interest rates under 6%, which has helped bring additional confidence and momentum back into the market.

For additional real-world context, the last 5 offers I’ve written have all gone into multiple offers. We won some and lost some, but the takeaway is clear: the right homes are moving quickly. Open houses have also been extremely active, with colleagues reporting anywhere from 5 to 30 groups through in a two-hour window (insane). Buyers are out, engaged, and ready to find a home in 2026.

As always, if you're a buyer, seller, landlord, or renter, it's important to seek advice from an expert with deep local market knowledge. And if you're none of those things, I still think it's valuable to stay informed.

ATX Market Update

• Median Sales Price: $550,000 (- 3.9%)
• Average Days on Market: 79 days (+ 3 days)
• New Listings: 539 (- 5.1%)
• Active Listings: 3,359 (+ 6.0%)
• Pending Listings: 594 (+ 1.2%)
• Months of Inventory: 4.0 months (+ 0.1 months)
• Close-to-List Price Ratio: 90.9% (91.9% last year)

*Statistics were pulled from MLS and compare year over year

What It Means for Buyers

December's numbers continue to favor buyers, especially those who are value-driven and patient. The median sales price dropped to $550K and homes closed at 90.9% of list price on average, which shows that buyers are negotiating meaningful discounts.

That said, buyers shouldn't mistake this for a stagnant market. Closed sales are up by 4.1%, pending sales are up by 1.2%, and total dollar volume is up by 4.8% compared to last year. Together, these stats show that deals are getting done, just more selectively. Homes that are priced correctly are still moving, and those that feel overpriced or need work are lingering.

It’s also important to remember that market data lags real time. These numbers reflect December, historically the slowest month of the year. January data won’t be out for another week or two, but in real time, activity has already picked up now that the holidays are behind us and the ice storm has passed.

P.S. My buyers are locking in interest rates under 6% right now!

What It Means for Sellers

For sellers, the December stats confirm that buyers are active, but they're remaining disciplined. While sales activity increased, pricing power softened. With homes selling at roughly 9% below list and inventory sitting around 4 months, buyers have options and, in most cases, are no longer stretching just to win a house.

In conversations with several of my active buyers, a clear theme has emerged: they’re prioritizing homes that are truly move-in ready and don’t require major work after closing. Buyers are gravitating toward homes that are thoughtfully presented, from elevated staging to meaningful aesthetic and structural updates. Many listings may technically be priced in line with recent comps, but if a roof is nearing the end of its life or finishes feel dated, buyers are often choosing a slightly more expensive home where those issues have already been addressed.

Local Happenings

New Spots to Try

My Favorite Recipe

My Favorite Book

The Birth of Paradise Nat's newest book is out, The Birth of Paradise! It's a 100-page novella that takes place in the same universe as his first novel, Husk. I honestly think it's one of the best things Nat has written, and I honestly read it in two sittings. Now that it's out, I plan to read it a second time once I finish my current book. Let's Read

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