Austin Real Estate Inventory Soars: Year-to-Date Listings See 43% Surge

Austin Real Estate Market Sees Largest Year-to-Date Active Listing Surge Since 2015

The Austin-area housing market continues to make headlines as 2025 marks the largest year-to-date increase in active residential listings over the past decade. According to the latest data compiled through June, active listings in the Austin area have reached 17,835, representing a 43.34% increase compared to the same time last year. This substantial growth reflects not only rising inventory but also ongoing shifts in market conditions following the unique fluctuations seen over recent years.

To put this year's increase into perspective, historical data reveals how the market has evolved over the past ten years. In June 2015, the Austin area recorded 12,312 active listings. Since then, the market experienced steady growth through 2016, followed by several years of fluctuations as economic factors, demand patterns, and the pandemic dramatically influenced housing availability. Notably, 2021 saw a historic low for active listings, with only 3,838 homes on the market by June, marking the tightest inventory conditions in recent memory.

The 2022 market witnessed a sharp reversal with active listings skyrocketing by over 215% from January to June, the most significant mid-year surge on record. However, despite that extraordinary spike, total active listings that year still fell short of where the market stands today. By 2025, the first six months alone have delivered a year-to-date total of 93,148 active listings across the Austin area, the highest such total since these records began in 2015.

In addition to tracking raw listing counts, analysts closely monitor the percentage growth from January to June each year to assess market momentum. This year’s 43.35% increase ranks as one of the highest in recent memory, well above the adjusted 10-year average of 31.6% when outlier years like 2022 are excluded. It also surpasses the notable increases recorded in 2015, 2016, and 2024, highlighting the continued upward pressure on inventory levels.

Historical data reflects that this market cycle is unlike the post-2015 period when Austin experienced more moderate listing growth. The years from 2017 through 2020 saw relatively flat or declining active listings by mid-year, reflecting the effects of strong buyer demand and limited housing supply. By contrast, the current environment reflects a market still recalibrating after the extraordinary conditions of the pandemic, with elevated inventory levels offering buyers more choices and signaling a shift away from the overheated seller’s market of recent years.

While inventory has increased, other key indicators such as Months of Inventory and the Activity Index provide additional context. As of June 2025, Austin’s market is sitting at 6.38 Months of Inventory, which is consistent with neutral market conditions, where neither buyers nor sellers hold a clear advantage. Combined with the 43% year-to-date listing growth, this suggests that while more options are available, the market has not tipped into oversupply territory on a historical scale.

Overall, the data underscores a pivotal moment for the Austin housing market. Inventory is expanding at one of the fastest paces in recent history, giving buyers more leverage and signaling a cooling trend from the frenzied market that defined the early 2020s. With the highest year-to-date listing total recorded in over a decade, market watchers will be closely monitoring how this growth in available homes influences pricing, competition, and transaction volume as the year progresses.

FAQ: Austin Real Estate Market and Inventory Trends

How much have active listings increased in Austin in 2025?

Active residential listings in the Austin area have increased by 43.34% year-to-date through June 2025. This marks one of the largest mid-year increases in the past decade, second only to the historic 215% spike seen in 2022.

Is this the highest number of active listings Austin has seen in recent years?

Yes, the 17,835 active listings recorded in June 2025 represent the highest June total in at least the past 11 years. The year-to-date cumulative total of 93,148 active listings is also the highest for this period since tracking began in 2015.

How does the 2025 inventory growth compare to previous years?

The 43.35% year-to-date increase for 2025 significantly outpaces the historical average of 31.6%, even after adjusting for outlier years like 2022. This positions 2025 as one of the strongest years for inventory growth within the last decade.

What caused the dramatic increase in Austin housing inventory?

Several factors have contributed to the sharp increase, including higher mortgage rates impacting buyer demand, new construction completions, and more sellers entering the market after delays during the pandemic years. The market is also undergoing a correction after years of undersupply.

What does this mean for buyers and sellers in Austin?

The increase in available homes gives buyers more options and negotiating power. Sellers face greater competition, which may require more strategic pricing and preparation to attract offers. The market is currently in a neutral phase based on inventory metrics, meaning well-positioned properties can still sell efficiently, but the days of aggressive bidding wars have largely cooled.​