July Market Statistics for the Austin Metroplex

5 Things Shaping Buyer & Seller Decisions

The numbers suggest buyers are still hesitant even though conditions are increasingly in their favor. Prices are down, nearly half of active sellers have already reduced their asking price, and homes are sitting for about 67 days — yet many buyers are likely waiting for more certainty around rates, prices, and the broader economy before making a move.

What’s interesting is that the pending ratio is already improving. That may be an early sign that some buyers are beginning to recognize the opportunity: less competition, more time to make decisions, and more room to negotiate on both price and terms.

01	Prices Just Posted Their Steepest Drop in Years The median listing price fell to $461,887, ▼ 9.6% year over year, down $49,063 from last July.

02	Nearly Half of Sellers Are Already Cutting Price About 43% of active listings, roughly 5,498 homes, carry a price reduction, itself ▼ 12.9% from last July's 6,314.

03	Buyers Are Converting at a Healthier Clip The pending ratio climbed to 29.5%, ▲ 2.3 points from last July's 27.2%, meaning more listings are going under contract relative to inventory.

04	New Listings Are Pulling Back Only 3,112 new listings hit the market in July, ▼ 10.6% year over year, a sign fewer sellers are testing this market right now.

05	Homes Are Sitting Longer, and That Is Leverage The median home is spending 67 days on the market, giving buyers real time and room to negotiate.

With regards to price reductions on homes for sale, I’ve seen reductions from $10k to $100k over the last year by sellers. Other sellers are maintaining their higher price point and waiting on the market for a buyer thinking they will get an offer, and they will have negotiating room.

This is the hard truth: “negotiating room” is a risky strategy right now — and it’s costing sellers time, attention, and often a sale.

Sellers who are adjusting price are getting real. They’re inching into a buyer’s sweet spot and seeing traction. I’ve watched reductions from $10K to $100K across the last year — deliberate moves to meet demand where it actually exists.

Sellers who hold firm for imagined negotiating room are gambling on two things they don’t control:

• Competition. Buyers can (and will) choose the equally nice, better-priced house down the street without the headache of haggling. When comparable homes are appropriately priced, buyers pick the easier, clearer deal.

• Buyer behavior. Today’s buyers are polished and cautious. Unlike 2007–2008, when lowball offers of $50K–$100K off list price were common and often negotiated into agreement, most buyers now shy away from blunt lowballing. They make reasonable offers or move on.

If you want offers, price to be in the conversation. Overprice, even by $10k, and expect long listing times, fewer showings, and the likelihood you’ll have to make larger cuts later — sometimes under pressure. Price smart, get buyers through the door, and create competition. That’s how you preserve value and close.

Where Things Stand Right Now

For Buyers At $461,887 median, ▼ 9.6% year over year, you are buying into a genuinely soft market, not a bidding war. About 43% of active listings, roughly 5,498 homes, have already had a price cut, so there is real room to negotiate. With 12,655 homes on the market and a 67 day median time to sell, you have time to compare neighborhoods without rushing.

For Sellers Homes are still selling, just slower, with a median of 67 days on market across the metro. The pending ratio climbed to 29.5%, ▲ 2.3 points from last July, so buyers are still closing when a home is priced right. New listings are down to 3,112, ▼ 10.6% year over year, so pricing correctly from day one still wins.

July 2025 vs July 2026

Metric	Jul 2025	Jul 2026	YoY Change
Median Listing Price	$510,950	$461,887	▼ 9.6%
Active Listings	13,123	12,655	► 3.6%
New Listings	3,480	3,112	▼ 10.6%
Pending Ratio	27.2%	29.5%	▲ +2.3pp
Price Reductions	6,314	5,498 (~43%)	▼ 12.9%

*Prior year figures from reported historical data for this metro.

"Buyers who act before competition returns will have more room to negotiate on price and terms. Often buyers wait to be certain the market has bottomed out...but by that time, competition has returned."

If You're Buying ✓  Target the 5,498 price reduced listings first, then use the 67 day market for full inspections and contingencies. ✓  Prices are still soft and inventory is still building, so no rising market is forcing your hand. ✓  History rewards buyers who move while data is soft over those who wait for a confirmed bottom.

If You're Selling ✓  Price to today's $461,887 market, not last July's $510,950. The ~43% reduction rate proves buyers wait out overpriced homes. ✓  New listings are down 10.6% year over year, so correctly priced homes still stand out. ✓  Let me pull your specific neighborhood data. Austin area submarkets like Cedar Park, Georgetown, Kyle, East Austin, and South Lamar each have their own supply and demand.

Ready to make your move in Austin? I am here with the local knowledge & experience to help you navigate this market with confidence, whether you're buying, selling, or weighing your options.

512.517.8122 | Rachael@RachaelFelan.com