As the first half of 2025 wraps up, the Austin and Central Texas housing market shows both resilience and transformation. Backed by four years of data sourced from the Austin Board of REALTORS® (ABoR MLS), let’s dive into the latest market insights for June and uncover how trends have evolved over time.
1. Year-Over-Year Comparison – June 2025 vs. June 2024 & 2023
| Metric | June 2025 | June 2024 | June 2023 | YoY Change (2025 vs 2024) | YoY Change (2025 vs 2023) |
|---|---|---|---|---|---|
| Median Sale Price | $450,000 | $450,000 | $483,000 | 0% | -6.83% |
| Closed Sales | 2,762 | 2,732 | 3,147 | +1.1% | -12.2% |
| Sales Dollar Volume (B) | $1.62B | $1.58B | $1.92B | +2.5% | -15.6% |
| Months of Inventory | 5.5 | 5.0 | 3.7 | +10% | +48.6% |
| New Listings | 4,565 | 4,364 | 4,638 | +4.6% | -1.6% |
| Active Listings | 17,662 | 13,227 | 9,631 | +33.5% | +83.3% |
Key takeaway: Prices have stabilized, but inventory is at its highest in years. Buyers now have significantly more options, and while sales volume remains healthy, it’s still below pre-2023 levels.
2. Median Sales Price – A Market Cooling Off
From a high of $550,000 in April–May 2022, the median sales price has gradually declined and stabilized at $450,000 for the past 13 months. Here’s what the trend suggests:
- 2022: Peaked at $550,000 during the spring buying season.
- 2023: Dropped to $435,000–$483,000 range.
- 2024–2025: Flatlining at $450,000, showing price correction and stabilization.
This indicates the market has corrected from its pandemic-era highs and found a new equilibrium. Sellers are adjusting expectations, while buyers benefit from more balanced pricing.
3. Months of Inventory – A Buyer’s Market Emerges
Inventory tells a story of supply outpacing demand:
- 2022: Ultra-low inventory (0.4–2.1 months), a textbook seller’s market.
- 2023: Gradual increase to 3.7 months by June.
- 2024: Climbed to 5.0 months in June.
- 2025: Now at 5.5 months – the highest in over 3 years.
A months-of-inventory level above 5.0 typically signals a buyer’s market. The sharp growth from 2.1 in 2022 to 5.5 today reflects growing listings and slowing buyer urgency.
4. Closed Sales – Still Below 2022 Highs
The number of closed sales shows a declining trend from 2022 peaks:
- June 2022: 3,441
- June 2023: 3,147 (down 8.5%)
- June 2024: 2,732 (down 13.2%)
- June 2025: 2,762 (slight 1.1% increase YoY)
While there’s a minor rebound in 2025, overall transaction volume is still ~20% below 2022 levels. This suggests a more cautious and price-sensitive buyer pool.
5. New Listings – Healthy but Flattening
New listings surged in early 2024 and remained strong:
- June 2022: 6,160 (peak)
- June 2023: 4,638
- June 2024: 4,364
- June 2025: 4,565
The number of new listings is holding steady, but hasn’t returned to the 2022 highs. This may be due to locked-in low interest rates disincentivizing existing homeowners from selling.
Conclusion – A More Balanced Market
The Austin and Surrounding Central Texas real estate market in mid-2025 is more stable, more balanced, and more favorable to buyers than in recent years:
- Prices have plateaued after years of volatility.
- Inventory is at a multi-year high, giving buyers breathing room and bargaining power.
- Sales activity is recovering slightly, but remains below pandemic boom levels.
- New listings are robust, but not explosive—indicating a controlled pace of market participation.
Buyers now have leverage with plenty of choices and stable pricing. Sellers need to price strategically and market competitively to stand out.
As we move into the second half of 2025, the key questions are whether prices will dip under $450K and if the surge in inventory will soften buyer demand further—or attract opportunistic buyers eager to lock in deals before interest rates shift again.
Stay tuned for more insights as the market continues to evolve!
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