The Travis County housing market continues to evolve as it moves further away from the frenzied conditions of 2021–2022 and into a more balanced, inventory-rich environment. Using Austin Board of Realtors (ABoR) MLS data from 2022 through 2025, this analysis focuses on year-over-year performance, price behavior, inventory dynamics, sales activity, and listing trends to help buyers, sellers, and investors understand where the market stands today.
1. Year-Over-Year Comparison: December 2025 vs. Prior Years
December 2025 Snapshot
- Median Sale Price: $499,000
- Closed Sales: 1,126
- Sales Dollar Volume: $0.794B
- Months of Inventory: 4.2
- New Listings: 825
- Active Listings: 4,750
Compared to December 2024
- Median price declined slightly from $512,500 to $499,000 (-2.6%)
- Closed sales increased from 1,011 to 1,126 (+11.4%)
- Inventory tightened meaningfully from 5.4 to 4.2 months
- Active listings rose from 3,893 to 4,750, giving buyers more choices
Compared to December 2023
- Median price fell from $527,500 to $499,000 (-5.4%)
- Closed sales jumped from 915 to 1,126 (+23.1%)
- Inventory increased from 3.1 to 4.2 months
- Active listings expanded substantially from 3,581 to 4,750
Takeaway:
While prices have softened compared to prior years, transaction activity has rebounded, signaling renewed buyer engagement in a more normalized market.
2. Median Sale Price Trend: From Peak to Stabilization
Median prices in Travis County peaked in spring 2022, reaching as high as $659,000 in May 2022. Since then:
- 2023 marked a clear price correction as affordability pressures increased
- 2024 showed continued softening with intermittent seasonal rebounds
- 2025 prices stabilized largely in the $500,000–$530,000 range
By December 2025, the median price sits below both 2023 and 2024 year-end levels, but the pace of decline has slowed considerably. This suggests the market may be finding a floor, rather than continuing a sharp downward correction.
3. Months of Inventory: A Shift Toward Balance
Inventory tells one of the clearest stories in this dataset.
- Early 2022: 0.3–1.2 months (extreme seller’s market)
- 2023: inventory steadily climbed into the 3–4 month range
- 2024: inventory peaked between 5–6 months
- 2025: inventory remained elevated but began tightening late in the year
December 2025 closed at 4.2 months of inventory, down from mid-2025 highs near 7 months. This places Travis County squarely in balanced market territory, giving neither buyers nor sellers overwhelming leverage.
4. Closed Sales Trend: Demand Is Holding Up
Closed sales activity shows resilience:
- 2022 experienced very high sales volumes early, followed by a sharp slowdown
- 2023 volumes were more subdued as higher interest rates took hold
- 2024 remained steady but muted
- 2025 saw a noticeable rebound, especially in the second half of the year
December 2025 closed sales were up more than 23% compared to December 2023, indicating that buyers are adapting to interest rates and re-entering the market when pricing aligns with value.
5. New Listings Trend: Supply Remains Elevated
New listing activity surged in 2024 and remained strong throughout 2025:
- Sellers are no longer holding back inventory as aggressively
- Many homeowners are testing the market despite rate lock-in concerns
- December remains seasonally slower, but 2025 listing levels are consistent with a healthier supply pipeline
Although December 2025 new listings (825) were similar to December 2024, the overall active listing count remains higher, keeping upward pressure on inventory levels and limiting rapid price appreciation.
Conclusion: A More Mature, Balanced Travis County Market
By the end of 2025, the Travis County housing market looks fundamentally healthier than in the volatile years that preceded it. Prices have corrected and stabilized, inventory has normalized, and sales activity is rebounding without the speculative excess seen in 2022.
For buyers, this market offers more choice, more negotiating power, and less urgency. For sellers, success depends on realistic pricing and strong presentation rather than market momentum alone. And for investors, Travis County is transitioning into a cycle where fundamentals—location, cash flow, and long-term growth—matter more than short-term appreciation.
In short, Travis County real estate has moved from chaos to clarity, setting the stage for sustainable growth in the years ahead.
If you have any questions or need any assistance in finding your new home or investment property, please contact me and I will be more than happy to work with you. You can read my client testimonials here.
Please also check out our rebate program which is a win-win situation for my buyer.
