If you’ve been trying to sell or lease out a home in Austin lately, you may be feeling confused, discouraged, or just plain stuck. You’re not alone. In fact, if you’re wondering why no one’s showing up to your open house or inquiring about your listing — join the club. This Austin housing market is not like anything we’ve seen in recent memory. Not even during the pandemic. And unlike some past slowdowns where buyers were still looking but hesitant to commit, this time many of them simply aren’t even showing up.

The Agent Whisper Network: “No One’s Showing Up”

In informal conversations across our network of agents throughout Central Austin and surrounding neighborhoods — from downtown condos to East Austin new builds and mid-century remodels — one message keeps coming up: showing activity is dramatically down.

Open houses are often empty. Listings that would have received multiple showings in a weekend are now sitting without a single inquiry. And it’s not just isolated listings — this trend is cutting across price points, locations, and home types.

This isn’t just a local Austin Housing Market feeling — national data backs it up.  According to the ShowingTime Showing Index, national showing activity fell to 136.9 in February 2025, representing a 25.8% decline compared to the previous year. In the South region, which includes Texas, the index dropped to 111.7 — a 24.2% year-over-year decrease, reflecting a sharp reduction in buyer engagement across the region.

In other words: properties that were getting four showings per week in previous years are now seeing one — or none. This isn’t about buyer hesitation — it’s about buyer absence. Many are sitting on the sidelines, renewing leases, or waiting for interest rates to come down before they even start looking.

Results Are Still Possible — But They Take Real Work

Despite the broader slowdown, we’ve had two listings go under contract recently — 5211 Coppermead and 1809 McKinley Ave — and we’re proud of those results. But let’s be clear: they didn’t happen by accident. We hosted over 20 open houses, delivered more than 300 door knockers to nearby homeowners, and sent out over 500 direct-mail postcards. On top of that, we ran targeted digital campaigns and maintained consistent agent outreach and buyer follow-up to keep our listings top of mind.

That’s what it took to get visibility, generate traffic, and ultimately secure offers. In this market, a good MLS listing and nice photos aren’t enough. Getting a home under contract now requires coordination, creativity, and commitment.

Rents Aren’t the Reliable Backup They Once Were

In past markets, if selling didn’t make sense, leasing the home often did. But today, rents are under pressure too. Inventory is up. Prices are flat or falling in several submarkets. And tenants, like buyers, are being more selective — especially with more options and plenty of landlord concessions being offered.

We’re increasingly seeing the leasing strategy lead to losses rather than relief — especially when factoring in taxes, insurance, and vacancy risk. What used to be a temporary solution is now a longer-term drain for many homeowners.