George Wang
Broker/ Realtor®
Texas Fortune Realty
P O Box 160371
Austin, TX 78716
Phone: (512)694-6060
WeChat: GeorgeWangAustin
Email: GeorgeWang3@gmail.com
TREC #605970
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The Williamson County residential real estate market continues to adjust in 2025 as higher inventory levels, cautious buyers, and steady new listings reshape market dynamics. Using Austin ABOR MLS data, we can compare the latest numbers with prior years and identify key trends shaping the local housing landscape.
Year-Over-Year Comparison: November 2025 vs. 2024 and 2023
In November 2025, the median sales price came in at $415,000, slightly below November 2024 ($423,120) and roughly flat compared to November 2023 ($416,545). This suggests prices have largely stabilized after the sharper declines seen in 2023.
Closed sales declined to 661 transactions, down from 752 in November 2024 and 697 in November 2023, indicating softer buyer activity despite modest price adjustments. Sales dollar volume followed the same pattern, falling to $0.307B, compared to $0.359B last year and $0.322B two years ago.
Inventory conditions, however, tell a very different story. Months of inventory
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The Travis County housing market continues to reflect a post-pandemic normalization phase, characterized by elevated inventory, moderating prices, and more balanced buyer–seller dynamics. Using data from the Austin ABOR MLS, this analysis examines November 2025 in the context of the same month in 2024 and 2023, while also evaluating longer-term trends in pricing, inventory, sales activity, and new listings.
Year-over-Year Comparison: November 2025 vs. 2024 and 2023
In November 2025, the median sales price stood at $505,000, slightly below $515,000 in November 2024 and meaningfully lower than $510,000 in November 2023. While prices have largely stabilized compared to last year, they remain well below the 2022 peak, signaling a market that has reset rather than rebounded sharply.
Closed sales in November 2025 totaled 867, down from 899 in November 2024, but modestly higher than 840 in November 2023. This suggests steady, though restrained, buyer activity amid affordability challenges and
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The Austin and Central Texas residential real estate market continues to evolve as higher interest rates, affordability pressures, and growing inventory reshape buyer and seller behavior. Using Austin ABOR MLS data, we can compare the latest available month (November 2025) with the same month in 2024 and 2023, while also examining longer-term trends in pricing, inventory, sales activity, and listings across the region.
1. Year-over-Year Comparison: November 2025 vs. 2024 and 2023
In November 2025, the market shows clear signs of cooling compared to prior years:
Median Sale Price November 2023: $424,450 November 2024: $435,000 November 2025: $430,000 Prices remain well below pandemic-era highs and are slightly lower than last year, reflecting ongoing affordability challenges. Closed Sales 2023: 2,065 2024: 2,130 2025: 1,895 Closed sales declined year-over-year, indicating softer demand compared to both prior years. Sales Dollar Volume 2023: $1.11B 2024: $1.19B 2025: $1.07B Total dollar volume also dropped,
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The Williamson County housing market continues to evolve as rising inventory, shifting buyer demand, and moderating prices reshape the landscape. Using data from the Austin Board of REALTORS® MLS for 2022–2025, this analysis provides a comprehensive look at how the market is performing today and where key trends indicate it may be heading.
1. Year-Over-Year Comparison (October 2025 vs. 2024 vs. 2023) Median Sales Price October 2025: $414,000 October 2024: $420,000 October 2023: $424,990
The median price is down -1.4% from last year and -2.6% from two years ago. This signals continued gradual price softening as inventory expands and competition among sellers increases.
Closed Sales October 2025: 782 October 2024: 807 October 2023: 844
Closed sales decreased -3.1% year-over-year and are -7.4% below 2023 levels. This decline reflects cooler buyer activity amid affordability pressures and higher months of inventory.
Months of Inventory October 2025: 5.0 months October 2024: 4.2
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The Travis County real estate market continues to evolve as higher inventory levels, moderating prices, and fluctuating sales activity reshape the region’s housing landscape. Using data from the Austin ABOR MLS covering 2022 through 2025, this analysis compares the latest available month—October 2025—with the same month in 2024, 2023, and 2022, while exploring long-term trends in median home prices, inventory, closed sales, and new listings.
1. Year-Over-Year Comparison: October 2025 vs. Prior Years Median Sale Price October 2025: $510,000 October 2024: $505,000 → +1% YoY October 2023: $524,500 → –2.8% from 2023 October 2022: $544,950 → –6.4% from 2022
Takeaway: Prices have recovered slightly from 2024 but remain below the peaks of 2022–2023. This suggests stabilization after a multi-year correction.
Closed Sales 2025: 1,048 2024: 1,074 → –2.4% YoY decline 2023: 957 → +9.5% above 2023 2022: 1,029 → +1.8% above 2022
Takeaway: Closed sales remain relatively stable compared
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The Austin and Central Texas housing market continues to evolve as higher inventory levels, shifting buyer activity, and pricing adjustments reshape the post-pandemic landscape. Using data from the Austin Board of Realtors (ABoR) MLS for 2022–2025, this analysis looks at year-over-year performance, long-term trends, and the market’s overall direction as of the most recent month available: October 2025.
1. Year-Over-Year Comparison (October 2025 vs. October 2024 & October 2023) Median Sales Price October 2025: $439,000 October 2024: $430,000 → +2.1% YoY increase October 2023: $435,000 → +0.9% higher than 2023
After two years of price softening, October 2025 marks a modest rebound, showing stabilization in home values despite elevated inventory.
Closed Sales 2025: 2,238 2024: 2,248 → Virtually unchanged YoY 2023: 2,337 → –4.2% vs. two years ago
Buyer activity remains noticeably lower than pre-2024 levels, reflecting affordability pressures and cautious consumer sentiment.
Months of Inventory 2025: 5.3 months
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Liberal Arts & Science Academy (LASA), Westlake, and Westwood High School are arguably the three best high schools in Central Austin area.
The Liberal Arts and Science Academy (LASA) cultivates a rigorous, intellectually-driven environment where students engage in advanced STEM and liberal arts exploration; 100 % of recent seniors were accepted to four-year universities. Meanwhile, Westlake High School, part of Eanes ISD, is regularly ranked among Texas’s top public schools with stellar proficiency rates and a nearly 98 % graduation rate. Lastly, Westwood High School in Round Rock ISD offers a strong mix of AP and IB programming, solid academics with proficiency well above state averages, and a 99 %+ graduation rate. Together, these institutions stand out for academic excellence, college preparation, and sustained student achievement in the Greater Austin region.
Table below compares the 2025 college enrollments between the three schools. Overall, LASA, Westlake, and Westwood all
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The Williamson County real estate market continues to adjust in 2025, reflecting a balance between stabilizing prices and increasing inventory. The median sales price, which peaked during the pandemic housing surge, has moderated over the past two years while inventory levels have climbed significantly. Closed sales and new listings indicate a market that is less frenzied but still active, with more choices for buyers and longer timelines for sellers. Below, we dive into the September 2025 data and compare it to the same month last year and two years ago to understand where the market stands today.
1. Year-over-Year Comparison: September 2025 vs. 2024 vs. 2023 MetricSept 2025Sept 2024Sept 2023% Change (’25 vs ’24)% Change (’25 vs ’23)Median Sales Price$406,700$415,670$426,752-2.2%-4.7%Closed Sales808793791+1.9%+2.1%Sales Dollar Volume (Billion)0.380.3740.388+1.6%-2.1%Months of Inventory5.54.23.3+31%+67%New Listings9771,0681,070-8.5%-8.7%Active Listings4,3013,5132,873+22%+50%
The data shows a clear shift toward a buyer’s market. Inventory levels have risen steadily for three consecutive years, now up
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The Travis County housing data shows September 2025 has lower median price than the same month one and two years ago, but more transactions than 2024 (and roughly in line with 2023), with substantially greater inventory (active listings and months of inventory), a classic sign of a more buyer-friendly market compared with the very tight market conditions of 2022–early 2023.
1) Median sale price — trend and interpretation Peak and decline: The median sale price in this dataset peaked around mid–2022 (e.g., May 2022 median $659,000), then declined through 2023 and bottomed/softened in 2024. Recent movement: For the year-level picture, median medians were: 2022 median (series median): $560,000 2023 median: $526,250 2024 median: $511,250 2025 year-to-date median: $523,400
So after a multi-year drop from 2022 highs, 2025 shows a partial stabilization / modest rebound relative to 2024 (2025 YTD median ≈ +2.4% vs 2024 median), but remains below the
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Source: Austin Board of REALTORS® MLS (ABoR)Coverage: Residential sales across Austin and Central Texas, January 2022 – September 2025Metrics: Median Sale Price, Closed Sales, Sales Dollar Volume, Months of Inventory, New Listings, Active Listings
1) Year-over-year (YoY) comparison
Reference months:
Latest: September 2025 Same month last year: September 2024 Two years ago: September 2023 MetricSep 2025Sep 2024change vs 2024Sep 2023change vs 2023Median Sale Price$420,000$425,000−1.18%$452,080−7.10%Closed Sales (count)2,4162,286+5.69%2,387+1.21%Months of Inventory5.75.0+14.0%4.0+42.5%New Listings3,3273,545−6.15%3,644−8.70%Active Listings13,66512,153+12.44%10,235+33.51%
Takeaway from the snapshot: Median price is down slightly vs last year (and more so vs 2023), while inventory (active listings & months of inventory) is meaningfully higher. Closed sales rose modestly vs Sep 2024 and are roughly flat vs Sep 2023. New listings are lower than both 2024 and 2023, even as active listings sit much higher — a signal that listings are staying on market longer.
2) Median sale price — trend analysis
What the numbers say
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