Austin Market Update • November
Austin Housing Inventory Is Up: What November Means for Buyers and Sellers
Inventory is changing how decisions get made in Austin real estate. Buyers have more choices. Sellers need sharper pricing and stronger positioning. Here’s the November snapshot—and what it means in practice.
Active Listings
11,926
Up 11% year-over-year
Months of Inventory
6.3
More supply = more comparison shopping
Median Home Price
$430K
Down 1% year-over-year
Avg Days on Market
79
Buyers are moving more deliberately
Across the MLS, homes are selling for about 91.7% of original list price. Realty Austin Compass listings averaged 97.9% and sold 16 days faster than the MLS average.
More Inventory Creates More Choice—and More Separation
With nearly 12,000 homes for sale, buyers can compare options and prioritize value. Demand hasn’t vanished—pending sales in November were higher than last year—but the pace has slowed.
Buyers are paying closer attention to condition, layout, and pricing versus alternatives. That widens the gap between listings that are positioned well and listings that aren’t. When a home is priced right and presented well, it can still move. When it misses buyer expectations, it often needs adjustments to regain traction.
“Buyers are still buying—but they’re buying with a checklist. If your home isn’t the best value in its set, they’ll keep looking.”
Pricing Is Stable, But Precision Matters
Even with higher inventory, pricing has remained steady. The median Austin home price in November was $430K, just 1% lower than last year.
What’s changed is market pace and negotiation power. Homes are spending longer on the market (79 average days), and the typical home is selling at roughly 91.7% of original list price. In this environment, accurate pricing and strong presentation matter more than ever.
Seller checklist for an inventory-rich market
- Price to your competition, not to last year’s headlines.
- Make condition obvious: clean, staged, repaired, and photographed well.
- Win week one: the first 7–10 days still matter most.
Mortgage Rates: Less Volatile, Still Influential
Rates remain elevated compared to pre-2020 levels, but volatility has eased. With a more predictable financing environment, negotiations often center on price, credits, and terms—especially when multiple comparable homes are available.
Practical takeaway: in today’s market, many buyers focus less on waiting for a major rate drop and more on negotiating terms that improve affordability.
What This Means for Buyers
Higher inventory typically means more flexibility:
- More homes to compare
- More room to negotiate
- More time to decide
Competition still exists for well-positioned homes, but buyers generally have more leverage than in recent years.
What This Means for Sellers
More inventory raises the bar. Sellers tend to win by focusing on fundamentals:
- Pricing that matches the market and the competition
- Preparation that aligns with buyer expectations
- A launch plan that creates early momentum
Sellers who understand where their home sits in today’s inventory landscape are more likely to attract serious interest and protect their outcome.
Navigate Austin Real Estate With Context
If you want a neighborhood-specific view of inventory, days on market, and recent price reductions for your zip code, we’ll pull the numbers and walk through what they mean for your goals.
Sources: Realty Austin Compass – November market update (inventory, pricing, days on market, sold-to-list metrics and performance comparison).
