Austin Housing Inventory: How Listings Grew from 2,000 to 18,000

Austin Housing Inventory Growth from 2022 to 2025: A Data-Driven Look from Team Price Real Estate

Between April 2022 and July 2025, the Austin housing market has experienced one of the most substantial inventory increases on record. According to data from Team Price Real Estate, the number of active residential listings rose from just 2,031 on April 6, 2022, to 18,001 by July 21, 2025. This represents a net increase of over 15,900 listings across a span of 837 days—an overall growth of 786%. When averaged, this equates to approximately 19 listings added to the market per day.

Inventory trends across this period were far from linear. Instead, they followed clear seasonal waves. The most notable early surge occurred in the second and third quarters of 2022, where inventory grew at a rate of approximately 56 listings per day. That spike took inventory levels from around 2,000 listings to well over 11,000 by September 2022. This initial growth period reflected a rapid shift in seller behavior, as more properties came to market in a short window.

After that surge, the market transitioned into a more cyclical pattern. Inventory stabilized between late 2022 and the start of 2024, generally oscillating between 9,000 and 11,500 listings. Each year, a familiar rhythm played out: spring and early summer brought new listings, while fall and winter typically led to a plateau or slight decline. The Team Price data confirms that Austin’s housing market inventory follows a predictable seasonal structure.

The next significant inventory expansion occurred from March to July 2024. During this period, listings rose from about 10,100 to over 15,000. This spring and early summer buildup was the strongest since 2022, with daily inventory growth averaging more than 40 new listings per day during peak months. But as fall approached, the growth slowed. From October through December 2024, inventory began to level out, following the typical seasonal retreat seen in previous years.

In 2025, the market began with approximately 11,000 active listings in early January. Over the next six months, inventory climbed steadily, reaching its current peak of 18,001 by July 21. As of late July 2025, the data suggests that inventory growth has begun to level off, marking what appears to be the seasonal top for the year. This mirrors the seasonal behavior observed in both 2022 and 2024, where listing activity slowed after mid-summer.

Looking specifically at the third and fourth quarters of 2024, Team Price data provides insight into what may happen next. From July 1 to September 30, 2024 (Q3), the average daily inventory growth was approximately 4.6 listings per day—much slower than the spring buildup. In the fourth quarter of 2024 (October through December), inventory growth essentially flattened, with daily change trending toward zero or slightly negative. This aligns with the seasonality seen in previous years: sellers tend to list heavily in spring and early summer, and fewer homes come to market as the year winds down.

If current patterns hold, Q3 and Q4 of 2025 are expected to follow similar trends. While daily inventory increases in Q2 exceeded 50 listings per day, the growth in Q3 will likely fall into the single digits, eventually slowing or reversing slightly by the time the fourth quarter begins.

Over the span of more than three years, the Austin market has added nearly 16,000 listings. But more importantly, the inventory patterns documented by Team Price Real Estate reveal the rhythm and seasonality of seller behavior. From this dataset, it's clear that the market builds toward summer and slows into fall and winter. This historical trend provides an invaluable guide for brokers, agents, and clients preparing to time their listings or purchases through the rest of 2025.

Frequently Asked Questions (FAQ)

1. How much has Austin housing inventory increased since 2022?

Based on Team Price Real Estate data, the number of active residential listings in the Austin area grew from 2,031 on April 6, 2022, to 18,001 by July 21, 2025. That’s an increase of 786% over 837 days, averaging 19 listings added to the market each day.

2. When does housing inventory usually peak in Austin?

Inventory in Austin typically peaks in the summer months. Team Price data shows significant buildups in Q2 each year—particularly from April to July—followed by slower growth or slight declines in Q3 and Q4. This pattern repeated in 2022, 2023, and 2024.

3. What happened to inventory in the second half of 2024?

In Q3 2024, daily inventory growth slowed significantly, averaging about 4.6 listings per day. By Q4 2024, the market experienced little to no net change, indicating a seasonal plateau. These patterns are consistent with seasonal slowing during the fall and holiday months.

4. What is the expected inventory trend for the rest of 2025?

If Austin’s housing market continues to follow historical patterns documented by Team Price Real Estate, inventory will likely hold steady or grow slightly in Q3, followed by a leveling off or slight decline in Q4. The seasonal top has likely been reached by late July 2025.

5. Why is Team Price data considered reliable for Austin market trends?

Team Price Real Estate has been tracking Austin’s housing market daily for years. Unlike national reports that rely on monthly summaries or broad MLS snapshots, Team Price provides high-frequency, hyper-local data that reflects the most accurate day-to-day movements in the Austin market. For detailed market timing and analysis, this data is the most trusted and precise source available.​