The Monthly Edit

March in Austin, TX

Hello, March!

It’s been an exciting start to 2026 and the spring market has arrived early! To date, I’ve locked down down 6 transactions with another 5 pending. I'm also working with several active buyers and sellers who are preparing to make moves this year, whether it's across the country or across the neighborhood.

Whether that’s due to summer-like weather in February, sub-6% interest rates, or a combination of both, momentum is building. Prices are correcting, buyers are negotiating, and at the same time, demand is beginning to strengthen ahead of peak season. It’s shaping up to be a busy and dynamic first quarter, and I expect the next couple of months to even more active for buyers, sellers, renters, and landlords alike.

As we head into March, SXSW runs March 12–18, followed by AISD Spring Break from March 14–22. Once we hit Monday, March 23, we’ll be in full swing of the peak spring real estate market, which typically carries us through the July 4th weekend.

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. So without further ado, let's get into it.

ATX Market Update

• Median Sales Price: $522,500 (- 5%)
• Average Days on Market: 82 days (- 12 days)
• New Listings: 1,169 (- 12%)
• Active Listings: 3,262 (- <1.0%)
• Pending Listings: 797 (+ 9.3%)
• Months of Inventory: 3.9 months (- 2 months)
• Close-to-List Price Ratio: 90.8 (was 91.3% last year)

*Statistics were pulled from MLS and compare year over year

What It Means for Buyers

January’s numbers continue to show price softening. The median sales price came in at $522,500 (↓5% YoY), and homes are closing at 90.8% of list price on average, reinforcing that buyers are still negotiating meaningful discounts. Anecdotally, my buyers are consistently securing seller-paid credits for closing costs and rate buydowns, negotiated repairs, sub-6% interest rates, and other favorable terms.

While sales volume and closed sales were down year over year, pending sales are up 9.3%, which is the stat I’m watching most closely. That increase signals buyers are re-engaging, something I’m seeing in real time with my clients. Since the freeze, open houses have also been extremely busy, with strong foot traffic across many price points.

Inventory dipped slightly to 3.9 months, and new listings were down 12%, which means buyers may start to feel more competition if demand continues building into spring.

Bottom line for buyers: leverage still exists, but the window may narrow if pending activity continues to climb and inventory tightens. The right homes aren’t sitting, they’re going into multiple offers, sometimes over list price. In those situations, having an agent who knows how to compete strategically and professionally may be the difference between winning and losing.

What It Means for Sellers

For sellers, January shows a market that is still disciplined but quietly heating up. Pricing power remains limited, as shown by the close-to-list price ratio of 91%. But the rise in pending sales suggests demand is strengthening as we move into the spring cycle.

While closed sales were down year over year, that reflects December’s slower contract activity more than current momentum. On the ground, well-positioned homes are seeing heavy traffic and multiple offers, especially in desirable price points and neighborhoods.

I mentioned this last month, but the vast majority of my buyers are targeting 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.

The key for sellers right now is precision. Buyers are active, but they are value-driven. Homes that are priced correctly and presented beautifully are attracting attention early, while those that miss the mark are still sitting closer to the 82-day average.

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Notes on Being A Man I listened to this on Audible, and Scott narrates it himself, which makes it especially engaging. It reads more like a memoir of Prof G’s life than a traditional business book. He’s a bit rough around the edges, but that’s part of what makes it interesting. I don’t agree with every point he makes (particularly some of the choices he describes from his 30s of prioritizing work above everything else) but I appreciated his honesty and the refreshingly candid perspective he brings throughout. Let's Read

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