Central Texas Housing Market, 2025 Recap: Stability Is Back, So Here’s How to Win Spring 2026

2025 was the year Central Texas real estate stopped swinging and started behaving. After a stretch of rate shock, pricing resets, and “wait, what is this market doing?” energy, we landed in something far more predictable. And predictable markets reward strategy, not guesswork.

Here’s what the year-end numbers really say, what it means if you’re buying or selling, and how I see Spring 2026 playing out, plus a seller prep timeline you can start next week.

What 2025 revealed about our market

Across the Austin-Round Rock-San Marcos MSA, closed sales finished the year slightly lower, while inventory and new listings were meaningfully higher. Translation: more selection, more balance, and fewer forced decisions.

MSA 2025 snapshot

• 29,383 homes sold, down 3.2% from 2024

• $435,000 median price, down 2.4%

• 48,017 new listings, up 5.5%

• Active listings up 14.6%

That’s not a crash. That’s a market recalibrating into something healthier: pricing has to make sense, homes have to show well, and buyers have room to choose.

December tells you what direction we’re heading

The end of the year matters because it shows who’s still in the game when distractions are high.

In December 2025, closed sales increased year over year across the region (MSA, City of Austin, Travis County). Inventory sat around 4 months, and homes closed at roughly 90 to 91% of list price, meaning negotiation is alive and well and deals are getting done. That’s what “normal” looks like.

What this means for buyers in Spring 2026

You have leverage, but you still need a plan

With inventory around four months, you’re not walking into a feeding frenzy. You can negotiate, compare options, and avoid overpaying for a home that is not truly a fit.

Negotiation is back

This is not just about price. It’s credits vs repairs, inspection strategy, timing, and structuring an offer that feels strong without you giving away leverage.

The winners are prepared buyers

Spring rewards buyers who are ready to move when the right home hits, not buyers who are still “thinking about it” while someone else is writing a clean offer.

What this means for sellers in Spring 2026

Pricing is a strategy, not a wish

If your home is positioned correctly, buyers show up. If it’s priced like it’s still 2022, they don’t.

Preparation is the new power move

When buyers have options, presentation becomes profit. That means targeted make-ready (not random upgrades), a clear plan, and a launch that creates momentum in week one.

Expect informed buyers

Buyers will ask for credits, repairs, or thoughtful concessions. The goal is not to “avoid” those asks, it’s to negotiate them smartly and protect your net.

My predictions for Spring 2026

1. More activity, not mania. The spring lift will show up, but it will look measured.

2. Two markets continue. Well-prepared, well-priced homes in strong locations move quickly. Everything else sits, then reduces.

3. Micro-markets matter more than headlines. Street-by-street differences will be amplified in a stable market.

4. Strategy wins. The best results will go to sellers who start early and buyers who move with clarity.

Seller Prep Timeline: Start Next Week, List in Spring

If you want to hit the market in March, April, or May, your best move is to start now. The sellers who “wait until spring” usually end up rushing, overspending on the wrong things, or launching with unfinished details.

Below is a practical timeline you can follow starting next week (week of Jan 19).

Week 1 (Jan 19–25): Strategy and decisions

• Define your ideal outcome: timeline, net goal, and next move

• Identify the buyer for your home (who will pay top dollar, and why)

• Pricing strategy based on current competition, not last year’s headlines

• Walkthrough to create a make-ready plan ranked by ROI

• Start a “keep, donate, pack” plan (this is the biggest stress reducer)

My role: I’ll tell you what to do, what not to do, and what will actually move the needle for price and speed.

Week 2 (Jan 26–Feb 1): Quotes, scheduling, and pre-inspection

• Bring in contractors for quotes (paint, flooring, landscaping, minor repairs)

• Schedule a pre-listing inspection if it makes sense for your home

• Choose finishes only where needed, and keep them market-appropriate

• Lock your target listing week (we work backward from it)

Weeks 3–4 (Feb 2–15): Make-ready execution

• Complete high-impact repairs and cosmetic updates

• Refresh landscaping and curb appeal

• Deep clean planning (and yes, it needs to be professional)

• Begin packing non-essentials, simplify surfaces, edit closets

Rule of thumb: buyers pay more for homes that feel easy to live in.

Week 5 (Feb 16–22): Staging, styling, and photo readiness

• Staging consult, either full staging or strategic styling

• Final touch-ups, bulbs, caulk, hardware, paint nicks

• Create the “photo day” look and remove visual noise

Week 6 (Feb 23–Mar 1): Marketing build and pre-launch

• Photography, video, and property story creation

• Listing copy that positions features as benefits

• Pre-launch to my network and agent-to-agent channels where appropriate

• Showing plan, access plan, and offer review strategy

Launch Week (early March, or your chosen week)

• Go live with a strong first impression

• Tight feedback loop in the first 7–10 days

• Adjust quickly if the market tells us to, no stubbornness

If you’re listing later (April or May)

Do the same phases, just slower and calmer:

• Jan–Feb: decisions, quotes, early work, declutter

• March: make-ready plus staging plan

• Late March/April: media, pre-launch, list

This is the version that feels the least stressful and usually yields the cleanest result.

Want me to map this to your exact home?

If you tell me your neighborhood and your target month (March, April, or May), I’ll outline a custom prep plan, including what’s worth doing, what’s not, and the order of operations so you do not waste money.

With Love from ATX,
Khani Zulu Group