The Travis County housing market continues to evolve, with shifting trends in pricing, sales activity, and available inventory. Using the latest data from the Austin Board of REALTORS® MLS, let’s break down how July 2025 compares with the same month in 2024 and 2023, and what the broader trends tell us about the market.
Year-over-Year Comparison (July 2025 vs. July 2024 & 2023)
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Median Sales Price:
July 2025’s median home price stood at $525,000, almost flat compared to $523,500 in July 2024, but down from $545,000 in July 2023. This suggests that prices have largely stabilized over the past year after softening from 2022–2023 highs. -
Closed Sales:
There were 1,121 closed sales in July 2025, a slight decline from 1,155 in 2024, and a more notable drop from 1,344 in 2023. Buyer demand remains weaker than two years ago. -
Sales Dollar Volume:
Sales dollar volume reached $0.8B in July 2025, holding steady from last year ($0.808B) but down from $0.948B in 2023, aligning with fewer transactions and slightly lower prices. -
Months of Inventory:
Inventory rose to 6.9 months in July 2025, up from 5.8 months in 2024 and 4.0 months in 2023. This marks a significant shift toward a buyer’s market, with inventory levels the highest in recent years. -
New Listings:
There were 1,993 new listings in July 2025, up modestly from 1,771 in 2024 and 1,836 in 2023. More sellers are testing the market despite slower sales.
Median Sales Price Trend
The median sales price in Travis County peaked in mid-2022 at around $659,000, but since then, it has adjusted downward. Throughout 2023, home prices hovered in the $510K–$545K range, and in 2024, they remained near $500K–$555K. In 2025 so far, prices have been relatively stable between $515K and $529K, indicating a leveling-off after two years of correction. The sharp declines appear to be behind us, with the market entering a period of price stability.
Months of Inventory Trend
Inventory has expanded dramatically. From less than 1 month of inventory in early 2022, the market has climbed to nearly 7 months in July 2025. This increase reflects both a rise in active listings and a slowdown in closed sales. A balanced market is typically considered 6 months of inventory—so Travis County has now tipped toward a buyer’s market, giving buyers more leverage in negotiations.
Closed Sales Trend
Closed sales have trended downward since 2022. Monthly closings that once regularly exceeded 1,500–1,700 sales have fallen into the 1,100–1,300 range in 2025. While demand remains below peak levels, the steadiness since late 2023 suggests the market is stabilizing rather than continuing to decline.
New Listings Trend
New listings have increased from ~1,400 per month in early 2023 to nearly 2,800 in May 2025 before settling to 1,993 in July 2025. This growth in seller activity has contributed to higher inventory levels. However, with sales not keeping pace, the market has become more competitive for sellers.
Conclusion
The Travis County housing market in July 2025 shows signs of stabilization after several years of volatility. Prices have stabilized, but inventory has surged, giving buyers more choices and increased bargaining power. While closed sales remain below historical peaks, steady demand continues to support the market. For buyers, conditions are increasingly favorable, while sellers face a more competitive landscape that may require strategic pricing and patience. Overall, Travis County has shifted from a hot seller’s market in 2022 to a more balanced—and arguably healthier—market environment in 2025.
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