Austin Housing Market Update October 2025: 40.8% of Listings Sit Over 100 Days

Austin Housing Market Update: Listings Sit Longer as Median Days Reach 78

The Austin real estate market is slowing in measurable ways. Across the Austin-area MLS, 40.8% of all active listings have now been on the market for 100 days or more. Inside the city of Austin, the number is nearly as high at 38.8%. These figures highlight how much longer it is taking to sell a home compared to the fast-moving pace seen in past years.

The median days on market for all active listings across the MLS is now 78. This means half of all active listings have been sitting for more than two and a half months, with a large share lasting far longer. Within the city of Austin, the median is slightly lower at 75 days, but still reflects a drawn-out selling environment.

Market Overview
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Not all areas are moving at the same pace. In Marble Falls, nearly two-thirds of active listings—63.7%—have been sitting for more than 100 days, the highest share in the region. Smithville is close behind at 61.3%, while Spicewood comes in at 53.2%. These areas show a majority of their inventory aging past three months on the market. In contrast, faster-moving pockets still exist. Del Valle stands out with just 27.4% of its inventory in the 100-day-plus category. Pflugerville, at 30.9%, also shows stronger absorption than the regional average. These outliers demonstrate how local market dynamics can diverge even within the same metro area.

Implications for Sellers
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For sellers, these numbers make one point very clear: pricing matters more than ever. Even a property priced slightly above the market can quickly drift into the 100-day-plus segment. Once that happens, it often creates a stigma with buyers, who assume something is wrong with the home. Sellers hoping to avoid long market exposure need to set competitive prices from the outset and focus on presentation that makes their listing stand out.

Opportunities for Buyers
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Buyers gain negotiating power in this environment. With more than 40% of active listings now aging past 100 days, there are plenty of motivated sellers in the market. Homes that have sat for several months are often more open to negotiation, allowing buyers to push for better prices or concessions. This provides an opportunity for those who are patient and strategic.

Investor Takeaways
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Investors should pay attention to the submarkets where inventory is sitting the longest. Marble Falls, Smithville, and Spicewood each have a majority of their listings in the 100-day-plus range, which may translate to more motivated sellers. These conditions create entry points for investors looking for long-term value or properties that can be repositioned in the market.

The Bigger Picture
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The Austin real estate market is showing signs of slower absorption and longer timelines across much of the metro area. With the median days on market pushing toward 80 and nearly half of listings lasting more than 100 days, the balance of power has shifted. Buyers and investors have clear leverage, while sellers must adapt to a market where patience—and competitive pricing—are non-negotiable.

FAQ
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Why are so many Austin-area listings sitting for more than 100 days?

The high share of long-market listings is primarily due to slower absorption and misaligned pricing strategies. Homes listed above realistic values tend to linger, and buyers are being more selective, leading to longer market times.

What does the 78-day median days on market tell us about Austin real estate?

It shows that the typical listing now lasts two and a half months before finding a buyer. This is well above what would be expected in a balanced market and underscores that properties are not moving quickly.

Which areas have the most sluggish markets right now?

Marble Falls (63.7% over 100 days), Smithville (61.3%), and Spicewood (53.2%) are the slowest, with most active listings aging beyond three months. These submarkets show the greatest level of inventory buildup.

Are there parts of Austin where homes are selling faster?

Yes. Del Valle (27.4% over 100 days) and Pflugerville (30.9%) both show stronger absorption than the wider market. Homes in these areas are less likely to cross the 100-day threshold, reflecting healthier demand.

What does this trend mean for the Austin housing forecast?

The extended timelines suggest the Austin property market will remain buyer-friendly in the near term. Unless absorption accelerates, more listings will continue to push past the 100-day mark, keeping downward pressure on pricing and shifting leverage away from sellers.​