Austin’s Real Estate Market: March 3–10, 2025, and Year-to-Date Trends

The Austin real estate market is always shifting, and the latest data from March 3 to March 10, 2025, offers a fresh look at how homes are moving in this vibrant Texas city. This weekly update, combined with monthly trends from January to early March 2025, paints a clear picture of where the market stands today. Using data from the “Weekly Residential Update” and “Monthly New Listing to Pending Ratio” provided by Team Price Real Estate, we can see exactly what’s happening with new listings, pending sales, mortgage rates, and more in the Austin area.

Let’s start with the most recent week, March 3 to March 10, 2025. During this seven-day period, 1,489 new listings hit the market, including homes that came back on the market after previous deals fell through. Meanwhile, 310 homes went pending, meaning they’re under contract and heading toward closing. This activity resulted in a new listing to pending ratio of 0.50, which is calculated by dividing the total new listings plus back-on-market homes by the sum of active under contract and pending properties. In this case, that’s 1,489 new listings divided by the 851 total homes under contract or pending (541 active under contract plus 310 pending). A ratio this low—well below 1—shows that more homes are entering the market than are being snapped up by buyers, suggesting a slower pace of sales and a buildup of inventory.

Looking at other numbers from that week, 177 homes saw price increases, while a much larger group—1,602—experienced price decreases. This indicates sellers are adjusting their expectations, likely to attract more buyers in a market where demand isn’t keeping up with supply. The percentage of homes with price drops hit 90%, a significant figure that reinforces the trend of softening demand. On top of that, 210 homes came back on the market, representing 14% of the new listings, showing that some deals are falling apart before they close. Open houses also remained active, with 2,844 held during the week, giving buyers plenty of chances to explore available properties. The mortgage rate for this period was 6.63%, a slight drop from the 6.76% seen the previous week, which could influence buyer decisions as borrowing costs ease just a bit.

Now, let’s zoom out to see how March 2025 is shaping up so far. With only 10 days of data, the monthly new listing to pending ratio stands at 0.55, based on the weekly figures we have. This continues a downward trend from earlier in the year. For comparison, January 2025 had a monthly ratio of 0.69, calculated from weeks where new listings ranged from 629 to 1,042 and pending sales hovered between 405 and 464. February 2025’s ratio was 0.73, with new listings climbing from 1,030 to 1,219 and pending sales staying steady between 455 and 509. The drop to 0.55 in early March suggests that the market is cooling further as the year progresses, with inventory growing faster than buyer activity.

Rewinding to the previous week, February 24 to March 3, 2025, we see a similar story. That week brought 1,219 new listings and 453 pending sales, yielding a ratio of 0.70. Price decreases outnumbered increases—1,268 versus 153—and 89% of homes saw their prices cut. The mortgage rate then was 6.76%, a bit higher than the following week, and open houses totaled 2,977, showing strong seller efforts to draw in buyers. The difference between total listings and pending sales was 432, a notable gap that highlights how supply is outpacing demand.

Looking back at the full dataset from September 2024 to March 2025, some patterns emerge. New listings peaked at 1,489 in the most recent week, the highest since at least September 16, 2024, when 954 homes were listed. Pending sales, however, hit their lowest point in early March at 310, down from a high of 528 in late January 2025. Mortgage rates have fluctuated, starting at 6.09% in mid-September 2024, climbing to a peak of 7.04% in mid-January 2025, and now settling at 6.63%. This rollercoaster of rates likely plays a role in buyer behavior, with lower rates potentially encouraging more activity, though the data shows demand hasn’t surged yet.

The monthly historical data stretching back to 2000 provides even more context. The average new listing to pending ratio for March across all years is around 0.81, but 2025’s early figure of 0.55 is well below that mark. It’s the lowest March ratio since at least 2000, when it was 0.91. This suggests that the Austin market is experiencing an unusually slow start to the spring season, a time when real estate typically picks up. For the year so far, 2025’s average ratio of 0.66 (across January, February, and early March) is also lower than the 2024 full-year average of 0.80, signaling a shift toward a softer market.

Inventory changes are another key piece of the puzzle. The “Diff” column, which tracks the difference between total listings and pending sales, hit 848 in the March 3–10 week—the highest since October 2024’s 279. This growing gap shows that homes are stacking up on the market, a trend that’s been building since late 2024, when the difference dipped to a low of -177 in late November. Meanwhile, the percentage of homes back on the market has hovered between 14% and 23% in 2025, with the latest week at 14%, down from a high of 23% in late October 2024.

What does all this mean for Austin’s real estate scene? The data from March 3 to March 10, 2025, shows a market where new listings are flooding in, but buyers aren’t keeping pace. Price cuts are widespread, and homes are lingering longer, as seen in the low pending sales numbers. The early March monthly ratio of 0.55 reinforces this, marking a continuation of the softening trend from January and February. Compared to historical norms, this is a slower market than Austin has seen in years, driven by a mix of high inventory, adjusting prices, and mortgage rates that, while slightly down, remain above 6%. As we move deeper into March, these numbers will be worth watching to see if the spring season brings a shift or if this cooling period holds steady.
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