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
November 2025 Old Town Georgetown Market Update
Dated: December 6 2025
Views: 86
November was an active month in Downtown/Old Town Georgetown, with steady demand and a wide range of properties—from turn-of-the-century cottages to mid-century homes and townhomes. Here’s a look at what’s happening in our hyper-local market and what it means for both homeowners and buyers.
Active Listings – Inventory is Up, But Buyers Are Selective
26 active listings
Price range: mid-$200s to $1.1M+
Avg list price: $533,442 | Median: $452,450
Avg $/sqft: $300.67 | Avg DOM: 127
Seller takeaway: Well-priced, updated, or historically significant homes attract attention. Overpriced homes linger.
Buyer takeaway: You have choices, but patience pays. Act quickly when the right home comes on the market.
Active Under Contract – Buyers Are Still Writing Offers
2 homes under contract (College & Hutto)
Avg list price: $544,500 | Avg $/sqft: $306.99 | Avg DOM: 188
Seller takeaway: Homes are moving, but it takes time. Strategic pricing is key.
Buyer takeaway: Homes in the $500K–$550K range can still sell quickly if condition is strong. Be ready to move.
Closed Sales (Oct 30 – Dec 5) – A Mixed Month
5 homes closed
Avg sale: $356,700 | Median: $300,000 | Avg $/sqft: $250.64 | DOM: 75
Notable: One “West Heaven” listing sold as a lot for future construction—not a finished home—so not a true comparable. Most realistic sales ranged $292,500–$475,000.
Seller takeaway: Fall shows slightly softer prices; buyers have more negotiating power.
Buyer takeaway: Good time to negotiate or secure a lot for custom builds.
Withdrawn Listings – A Sign of Seller Frustration
6 withdrawn listings, mostly overpriced or requiring renovations
Seller takeaway: Price realistically from day one to stay competitive.
Key Takeaways for Homeowners & Buyers
Sellers: Price strategically, focus on updates, highlight historic charm wisely, and consider winter listings.
Buyers: Be prepared to act quickly, look beyond anomalies, and negotiate on homes needing updates or lots for custom builds.
Thinking about selling or buying in 2026?
The next 60–90 days are ideal to prepare your home, make high-ROI updates, strategize pricing, and get professional photography. Contact me for a no-pressure, hyper-local market update for your property.
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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