Central Texas Market Watch: What Buyers & Sellers Need to Know

Serving Georgetown, Liberty Hill, Leander, Cedar Park, Round Rock, Hutto & Pflugerville

If you've been keeping an eye on Central Texas real estate, here's some good news: after a few years of steadily climbing inventory, the market is finally showing signs of leveling off. As of the most recent Austin-area MLS data, active listings across the region have essentially held flat compared to this time last year — a small shift, but a meaningful one after three straight summers of rising supply.

Here's what that means for our communities north of Austin, and what you should be thinking about whether you're buying, selling, or just keeping tabs on your home's value.

The Big Picture

Inventory across the Austin metro is sitting around 6.0 months of supply, which keeps us in buyer-favorable territory overall — but "favorable" doesn't mean "easy." Homes are still moving, especially well-priced ones, with pending contracts up compared to last year even as new listings have pulled back slightly. That combination tells me buyers are absorbing more of what's coming to market, which is a healthy sign heading into fall.

Median sold prices across the metro remain well below the 2022 peak, and while pricing has cooled from the frenzy days, it has largely stabilized rather than continuing to slide. For our northern suburbs, that stability is showing up differently city by city.

What It Looks Like Locally

Georgetown & Liberty Hill — Still two of the fastest-growing pockets in Central Texas. New construction continues to shape pricing here, so resale sellers need to be sharp about how their home stacks up against builder incentives nearby.

Leander & Cedar Park — Steady, family-driven demand continues, particularly for homes near top-rated schools and the Northline/Metrorail corridor. Well-maintained homes in the $400K–$550K range are still attracting solid interest.

Round Rock — A dependable market with strong resale value thanks to its mix of established neighborhoods and continued employer growth. Buyers here are being more selective, which means presentation and pricing matter more than ever.

Hutto & Pflugerville — These two continue to offer some of the best relative affordability in the region, drawing first-time buyers and those getting priced out of closer-in areas. Inventory here tends to move a bit faster when priced correctly.

What This Means If You're Selling

With over half of active listings across the metro having taken at least one price reduction, correct pricing from day one is more important than ever. The days of "list high and see what happens" are behind us — buyers are informed, patient, and quick to move on if a home feels overpriced. A strong first impression (updated photos, clean staging, realistic pricing) is doing more of the heavy lifting than it used to.

What This Means If You're Buying

You have leverage — use it. Negotiating on price, closing costs, and repairs is realistic in today's market, especially on homes that have been sitting for 60+ days. This is also a great window to negotiate rate buy-downs or seller concessions rather than waiting for rates to move on their own.

The Bottom Line

Central Texas isn't the frenzy it was a few years ago, and honestly, that's a good thing. A more balanced market means better decisions on both sides of the transaction — less panic buying, less desperate pricing, more room to actually think things through. If you're weighing a move in Georgetown, Liberty Hill, Leander, Cedar Park, Round Rock, Hutto, or Pflugerville, now is a smart time to have a real conversation about your numbers and your timeline.

Have questions about what your home is worth in today's market, or want a personalized look at a neighborhood you're watching? Reach out — I'm always happy to help you make sense of the numbers.

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