Central Texas Home Inventory Insight • October 2025

by Allen Deaver Asset Realty 

With over 20 years of experience in Central Texas real estate, I’m pleased to share an updated look at the current home inventory across Hays, Travis and Caldwell Counties. Whether you’re thinking of buying, selling or simply staying informed, here’s what the data is telling us.

 
1. Region-Wide Trends (Austin-Round Rock-San Marcos MSA)
Inventory has increased noticeably: For the metro region, months of inventory rose to about 5.7 months, inching closer to the six-month mark that signals a more balanced market (neither strongly seller-nor buyer-favored). (Statesman)
Active listings and new listings are up compared to last year, giving buyers more choices. (Search Austin Homes)
Median home prices in many areas are either flat or slightly down, indicating a cooling from the rapid appreciation seen in prior years. For example: median in the MSA at ~$435,000 in July 2025 (down ~3.3% from a year prior in that example). (Search Austin Homes)
Pending sales (homes under contract) are showing strength in several counties, which suggests buyer interest remains. (Search Austin Homes)
Overall: The market is transitioning from seller-only control into more of a balanced terrain. This means for sellers: pricing matters more than ever; for buyers: there’s increased leverage.
 
2. County-Specific Highlights
● Travis County
In June 2025: ~5.8 months of inventory reported. (Unlock MLS)
Active listings were 7,737 in June (an ~17% increase year-over-year) and new listings up ~3.7%. (Unlock MLS)
In August/September: Median home price rising modestly (for example to ~$525,000 in Travis Co for a recent month) and active listings up ~13%. (CultureMap Austin)
Interpretation: Travis County remains strong, though it’s pausing from the break-neck pace of previous years. The increased inventory gives buyers more options, yet well-priced homes still move.
● Hays County
July 2025: ~5.2 months of inventory in Hays County. (Search Austin Homes)
In September: Median price ~ $360,000 (down ~2.6% year-over-year) with active listings ~1,763. (CultureMap Austin)
June 2025: Active listings ~2,061 (+7% YOY) and months of inventory ~4.1 (a tighter market at that time) for that specific month. (Unlock MLS)
Interpretation: Hays County shows the classic signs of a transitional market — choices are increasing for buyers; sellers need to be realistic with listing price and condition.
● Caldwell County
June 2025: ~6.1 months of inventory (up from ~3.5 months a year ago) in Caldwell County. (Unlock MLS)
September: Median price in Caldwell actually rose ~7.2% year-over-year to ~$303,790, but closed sales plunged ~31.4% to just 35 homes. Active listings ~176. (CultureMap Austin)
Interpretation: Caldwell is a smaller-volume market, so swings can be more pronounced. Inventory is building, sales volume is softening, and while median price may show a rise, the low number of closings signals caution.
 
3. What This Means for Buyers & Sellers
For Buyers:

You have more options now than in the ultra-tight markets of 2021-2022.
You may negotiate more effectively—especially when a home has been on the market for a while, or pricing is aggressive.
However: rates are still meaningful, and homes in desirable condition & location still command good competition.
Be ready: Get pre-qualified, know your must-haves vs nice-to-haves, move decisively when you see “the one.”
For Sellers:

The days of automatic multiple-offer bidding wars are fewer. You’ll want to price appropriately given comparables and current inventory.
Preparation matters: staging, clean condition, smart marketing all enhance your appeal.
With higher inventory, your home may sit longer than recent years; patience and responsiveness (showings, updates) help.
If you’re pricing aggressively and marketing smartly, you can still achieve strong results—especially in the better-locations/condition segment.
 
4. My Take as Your Local Market Expert
Having worked in this region for two decades, here’s my overall assessment:
We’re in the “adjustment phase” of the Central Texas housing market. After rapid growth, we are smoothing into a more balanced rhythm. That’s good: it removes some of the ‘frenzy’ pressure, allows for clearer decision-making, and gives both buyers and sellers a fairer playing field.

For Hays, Travis and Caldwell Counties:

Travis remains comparatively strong and resilient.
Hays is quite competitive but shifting.
Caldwell is seeing the most ‘breathing room’ for buyers—but also requiring careful strategy for sellers.
 
5. Final Thoughts
If you’re thinking of buying: now is a good time to explore — you’ll find more inventory, and you’ll have a clearer view of market value.
If you’re thinking of selling: you still can get great results, but you’ll want compelling presentation + accurate pricing + strong marketing behind you.

As always, I’m here to help you navigate this market: whether we run comps, explore neighborhoods, or build a strategy for your next move.
If you’d like a custom market snapshot for your specific ZIP code (in Hays, Travis or Caldwell), or want to discuss timing/strategy, just let me know.