Jarrell TX Real Estate Sees 108% Inventory Spike: What It Means for Buyers

Jarrell Housing Market Inventory Surges to 12-Month High in May 2025

Located about 40 miles north of Austin along the I-35 corridor, Jarrell, Texas is a growing community in Williamson County. As of May 2025, the city’s real estate market has reached a significant milestone: a 12-month high in residential housing inventory. With 256 active listings recorded on May 14, the supply of homes in Jarrell has increased dramatically—climbing from 2.51 months of inventory in May 2024 to 5.22 months in May 2025, a 108.1% year-over-year jump.

This rapid inventory growth indicates a shift in market dynamics. Jarrell has moved from a low-inventory environment—often associated with seller-friendly conditions—into a market where buyers have more options and negotiating power. Supporting this trend, the Activity Index, which measures buyer engagement, stands at 30.1%, indicating subdued demand relative to the available supply.

The surge in inventory comes at a time when prices in Jarrell have remained relatively flat. The median list price for active homes is $294,695, with the average at $331,421. Despite the modest price movement, nearly 46% of listings have experienced price reductions, averaging a drop of 4.7% from their original list prices. These price reductions may reflect sellers adjusting to longer days on market and increased competition. The average home in Jarrell is now sitting on the market for 82 days, with a median of 47 days—further evidence that properties are taking longer to sell in the current climate.

Buyers in Jarrell today are met with a diverse selection of homes. A significant portion of inventory—58%—consists of newly built homes, while resale properties account for just under 42%. The city also offers affordability across a range of price points, with 25% of listings priced below $270,000. Housing affordability remains strong, with buyers needing an annual income of roughly $97,600 to afford a home at the median price under current lending rates.

From January to May 2025, inventory in Jarrell rose from 3.74 to 5.22 months—a 39.8% increase year-to-date. This growth aligns with broader regional trends but is particularly pronounced in Jarrell. Compared to neighboring communities, Jarrell's inventory expansion stands out. While cities like Austin and Kyle have also seen inventory rise by roughly 38%, Jarrell’s 108% year-over-year jump underscores just how rapidly the local supply is outpacing demand.

Meanwhile, recent sales figures show limited price appreciation. From June 2024 through May 2025, the median sold price in Jarrell hovered around $280,000. The most recent figures for May show a median sold price of $281,990, up just 1% from the previous year. The average sold price has actually declined slightly by 1% to $283,130, suggesting a stable but cooling pricing environment.

Looking back at longer-term trends, Jarrell’s housing market has experienced a compound annual growth rate of 3.99% since 2000. However, after the price spikes of 2021 and 2022—when values surged by nearly 30% year-over-year—the market has entered a corrective phase, with more modest pricing and longer listing durations.

As the market continues to adjust, Jarrell presents a compelling opportunity for buyers seeking affordability and variety, especially compared to more saturated urban areas. With inventory at its highest point in a year, and price growth leveling off, conditions now favor well-informed buyers who are ready to act—but patient enough to negotiate. 

Why is housing inventory rising in Jarrell, Texas?

Jarrell has seen its months of inventory rise to 5.22 in May 2025, up 108.1% from the same time last year. This increase is driven by a combination of factors including increased new home construction (58% of listings are new builds), moderate buyer demand, and extended time on the market. Slower absorption and a higher number of active listings signal a transition to a more balanced or buyer-friendly market.

Is Jarrell a buyer's or seller's market right now?

As of May 2025, Jarrell leans toward a buyer's market. The Months of Inventory exceeds 5.0, which traditionally signals a shift away from strong seller conditions. The Activity Index of 30.1% and the high percentage of price reductions—46% of listings—suggest sellers are adjusting expectations while buyers have more leverage.

What is the average and median home price in Jarrell?

The median list price is $294,695, while the average list price is $331,421. The median sold price for May 2025 is $281,990. These figures reflect a relatively stable pricing environment despite the rise in inventory, offering affordability compared to the broader Austin metro area.