Austin Housing Market Update | August 2026Inventory Is Still High—But Buyer Activity Is Picking UpAustin's housing market is giving us a more interesting signal in August: inventory remains
July 2025 Downtown Georgetown Market Update
Dated: July 5 2025
Views: 148
What’s Happening in Old Town Georgetown Right Now?
Old Town Georgetown continues to be a market all its own — driven by character, creativity, and highly specific pricing strategies. In June, that distinction became even clearer.
We saw a tale of two strategies: homes that sat for months finally went under contract after incremental price drops… and one standout listing on Forest Street sold in just two days. What do they have in common? Motivation. The difference? Strategy.
The Forest Street Case Study
One of June’s fastest closings was on Forest Street — a well-maintained home that hit the market at the right price, received multiple inquiries (including from my own buyers), and ultimately closed fast. The buyer walked away with $20,000 in seller-paid closing costs — a win-win outcome that shows exactly what’s possible in this market when preparation and pricing align.
What Buyers Should Know
If you're watching this market closely, here's the takeaway:
You can still get a good deal — if you're ready to move quickly and working with someone who knows the landscape.
Old Town is still competitive for move-in-ready, well-designed homes. But even with interest rates where they are, buyers have room to negotiate — and sellers who understand that are still closing strong.
What Sellers Need to Know
There are two paths in this market:
Price strategically and attract strong offers quickly
Test the market too high, make multiple reductions, and hope for the right buyer later
The properties that sold this month illustrate both outcomes. The market isn’t soft — it’s selective. When you trust your agent, price right, and invest in preparation and presentation, the market will rise to meet the value of your home.
Quick Stats: Old Town June 2025
7 homes closed
Average price: $582,600
Average days on market: 63
Price per square foot: Just over $300
Range of days on market: 2 to 250
We also saw several new active listings above $1 million, which tells us that seller confidence is increasing — but buyers are still discerning.
Local Business Spotlight
Sarah Rice Design
700 Market Street, Bldg II, Suite 207, Cedar Park, TX
sarah@sarahricedesign.com | 512.702.1013
www.sarahricedesign.com
Sarah Rice Design is a residential interior design firm creating elegant, timeless spaces that feel like you. From full remodels to home styling, Sarah brings an intuitive and sophisticated design eye to every project. If you’re thinking about getting your home market-ready or just want to love it more — she’s someone to know.
Final Thoughts
Whether you’re a buyer looking for something walkable, historic, or design-forward — or a seller wondering how to position your home for today’s market — success is still very much possible. But strategy matters more than ever.
Let’s talk about how to make your next move make sense.
Cara Welch | Georgetown REALTOR
512.695.0840
@georgetowntxhomes | @carajanewelch
Cara Welch
Born and raised in the heart of Austin, Cara Jane Welch offers a perspective on the Texas Hill Country that few can match. Her deep-rooted connection to the region began in Hutto when it was still a r....
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