Preparation. Positioning. Negotiation. Results. Out at the ranch we finally picked up a good rain — the creek is running again and everything is starting to green up. On the business side, activity has been steady. We recently put a Georgetown listing under contract, closed another in Lago Vista, and are working with buyers from Bertram to Johnson City while preparing a high-end home in Round Rock for market. That activity lines up with what we’re seeing across Central Texas — the market is moving, but it is more selective and more price-sensitive than it has been in recent years. Central Texas Market Update — March & Q1 2026 According to the March and Q1 2026 Central Texas Housing Report released by Unlock MLS, the Austin–Round Rock–San Marcos MSA is showing renewed activity as we move into the spring selling season. In March: Median home price: $426,220 (lowest March level since 2021) Closed sales: 2,593 transactions (+0.5% year-over-year) Pending sales: 3,357 transactions (+15.4%) That increase in pending sales is important — it shows buyers are actively stepping back into the market. First Quarter 2026 Overview Across the first quarter: Median home price: $415,300 (down 3.4%) Active listings: 33,751 homes (+4.5%) Months of inventory: 5.5 months Inventory levels have improved, giving buyers more choices and more leverage than we’ve seen in several years. What This Means in Real Terms The quarterly data tells part of the story, but the shift from February into March is more telling. Buyer activity is increasing, but decisions are more deliberate. Homes that are: well prepared | realistically priced | thoughtfully positioned are still attracting attention and moving. Homes that miss on those points are sitting longer and requiring adjustments.  A More Balanced Market We are continuing to move toward more balanced conditions between buyers and sellers. As noted by Unlock MLS market research advisor Vaike O’Grady: “Buyers are out there and making moves when the price is right… more attainable pricing is creating new opportunities, especially for first-time buyers.” That aligns closely with what we are seeing in day-to-day activity. Our Perspective This is not a stalled market — it is a more disciplined one. Preparation, positioning, and pricing matter more than they have in years. For sellers, that means strategy up front matters. For buyers, it means more opportunity — but also the need to act decisively when the right property appears. If you are considering a move and want to understand how preparation, positioning, and negotiation work together to shape the result, we would be glad to talk.  

As we move toward the spring selling season, the Central Texas housing market is beginning to show signs of renewed momentum. Over the past few weeks, we have seen a noticeable thaw in activity. Several well-prepared listings that entered the market with disciplined pricing moved to contract quickly, and more properties are preparing to come to market as confidence gradually returns. Recent regional data reflects this shift. Pending sales increased compared to the same period last year, while active listings declined modestly across the Austin-Round Rock-San Marcos region. At the same time, the close-to-list price ratio improved, suggesting that buyers and sellers are becoming more aligned in their expectations. This does not indicate a return to the overheated conditions of prior years. Instead, it points to a more balanced and functioning market environment — one where opportunities exist for both buyers and sellers who approach decisions with preparation and clear strategy. Buyers are re-engaging, but they remain thoughtful. Sellers are achieving results when homes are positioned intentionally and priced in alignment with current conditions. In many cases, timing, terms, and negotiation structure continue to play as important a role as price itself. As the traditional spring market begins to take shape, leverage is being created less through urgency and more through disciplined execution. Properties that enter the market prepared — and supported by realistic positioning — are attracting stronger interest and more meaningful buyer response. For those considering a move this year, understanding how preparation, pricing, and negotiation influence outcome will be increasingly important as activity builds across Central Texas.

The Central Texas housing market is entering 2026 with steady inventory, stable pricing, and renewed buyer activity. According to the most recent data from Unlock MLS, pending sales rose to 2,349 transactions — up 10.1% year over year and more than 23% from December. As we approach the spring season, that increase signals that buyers are re-engaging, even if they are moving more deliberately than in previous years. Active listings remain steady at just over 10,000 properties, while months of inventory has declined compared to last year — indicating that demand is beginning to absorb new supply more efficiently. The median home price currently stands at $400,495, down modestly year over year but holding within a stable range. What this reflects is a market that has normalized. We are no longer in the overheated conditions of prior years. Instead, supply, pricing, and demand are interacting in a more predictable pattern. That stability creates a healthier foundation for both buyers and sellers — but it also requires more discipline. Homes are selling. Buyers are purchasing. Transactions are closing. But deals are taking more preparation and more thoughtful negotiation to reach the finish line. Pricing decisions matter. Preparation matters. Terms and timing matter. In this environment, leverage is created through structured strategy and disciplined execution — not urgency. If you are considering buying or selling this spring, understanding how positioning influences outcome will be increasingly important.

In 2025, while closed sales across the Central Texas MSA dipped 3.2% to 29,383 transactions, buyer activity gained traction in the second half of the year as pricing continued to normalize and inventory settled after peaking midyear. These trends reflect a market that recalibrated and moved toward greater balance and predictability. Vaike O’Grady, research advisor at Unlock MLS, noted that December 2025 data mirrored broader behavioral shifts in the market, reflecting how both buyers and sellers adjusted their approach throughout the year to navigate changing conditions more successfully. As the year progressed, sellers recalibrated expectations, buyers reengaged, and overall market pace normalized. December 2025 figures confirmed that shift, with more than 2,500 closed home sales — an increase compared to December 2024 — even as buyers moved more deliberately and pricing remained realistic. Looking ahead to 2026, experts anticipate continued stability in the Central Texas housing market. Mortgage rates are projected to remain near 6%, with home sales and prices expected to hold relatively flat. At the same time, improving affordability and a resilient local job market position the region to weather broader national uncertainty and support gradual, sustainable growth. 2025 reinforced that success in today’s housing market isn’t simply about timing. Preparation, strategy, and trusted guidance remain key factors in navigating evolving conditions. Pfau & Company Realtors serves Central Texas, with a primary focus on Williamson, Burnet, and Travis counties, including Liberty Hill, Georgetown, and surrounding Hill Country communities.

Merry Christmas to you and your family. According to the November 2025 Central Texas Housing Report released by Unlock MLS, pending sales in the Austin-Round Rock-San Marcos MSA rose 4.5% to 2,269 pending sales, and inventory reached 6.3 months, the highest level recorded in over a year. While prices remained stable—dipping 1.1% year over year to $430,000—closed sales fell 15.9% to 1,895 transactions. "It is important to remember that November 2024 sales were boosted by the Fed's first cut in interest rates, and mortgage rates moved accordingly. This year's 16% drop appears steeper than it might under typical conditions,” Vaike O'Grady, market research advisor for Unlock MLS, said. “While October’s government shutdown likely impacted November 2025 closings, the 5% year-over-year increase in pending sales is encouraging and shows that motivated buyers are reentering the market.” ***For buyer's and seller's, inventory is up and rates are going down slowly. Get prepared to buy or sell if you have been waiting! Contact us for guidance.Merry Christmas to you and your family. According to the November 2025 Central Texas Housing Report released by Unlock MLS, pending sales in the Austin-Round Rock-San Marcos MSA rose 4.5% to 2,269 pending sales, and inventory reached 6.3 months, the highest level recorded in over a year. While prices remained stable—dipping 1.1% year over year to $430,000—closed sales fell 15.9% to 1,895 transactions. "It is important to remember that November 2024 sales were boosted by the Fed's first cut in interest rates, and mortgage rates moved accordingly. This year's 16% drop appears steeper than it might under typical conditions,” Vaike O'Grady, market research advisor for Unlock MLS, said. “While October’s government shutdown likely impacted November 2025 closings, the 5% year-over-year increase in pending sales is encouraging and shows that motivated buyers are reentering the market.”  ***For buyer's and seller's, inventory is up and rates are going down slowly. Get prepared to buy or sell if you have been waiting! Contact us for guidance. Pfau & Company Realtors serves Central Texas, with a primary focus on Williamson, Burnet, and Travis counties, including Liberty Hill, Georgetown, and surrounding Hill Country communities.

Happy Thanksgiving to you and yours. According to the October Central Texas Housing Report released by our MLS provider, pending sales increased 5.8% to 2,463 sales, and inventory ticked up to 5.3 months across the Austin-Round Rock-San Marcos MSA. Marking the seventh straight month of price stability, median sales prices rose 1.4% year over year to $439,000, while closed sales dipped 9.6% year over year to 2,238 sales across the MSA. ***The Central Texas Housing Report is generated from the previous months sales in the middle of the following month by our MLS. We choose to name our "Market Update" for the month we send it.  Pfau & Company Realtors serves Central Texas, with a primary focus on Williamson, Burnet, and Travis counties, including Liberty Hill, Georgetown, and surrounding Hill Country communities.

According to September sales data gathered from Unlock MLS, one of our MLS providers, closed sales rose 6.7% year over year to 2,416 sales in the Austin-Round Rock-San Marcos MSA, ending the third quarter with its strongest sales growth of 2025. Coupled with a 1.8% decrease in the median sales price to $420,000, the data reflects sustained activity through late summer and early fall, pointing to renewed buyer confidence and continued market balance as prices follow typical seasonality. Average Texas mortgage rates for October 22, 2025" 30-Year Fixed: The average APR is 6.07%, a 0.02 percentage point increase from yesterday. One source gives a slightly higher average interest rate of 6.31%. 15-Year Fixed: The average APR is 5.38%, a decrease of 0.08 percentage points from yesterday. Another source shows a 5.69% average interest rate. 5/1 ARM: The average APR is 6.82%, up 0.06 percentage points from yesterday. Pfau & Company Realtors serves Central Texas, with a primary focus on Williamson, Burnet, and Travis counties, including Liberty Hill, Georgetown, and surrounding Hill Country communities.

Yes, it is becoming the right time to get in the market. If mortgage rates follow the Fed cuts, we'll begin to see more buyer's and seller's enter the market, creating the momentum we need to get people "off the fence" and into their next home. Pent-up demand is huge, we have never talked to so many past clients that are just waiting on conditions to change.  According to the latest Central Texas Housing Report released by Unlock MLS, pending sales across the Austin-Round Rock-San Marcos MSA rose 8.2% in August, the fourth consecutive month of year-over-year growth, signaling steady buyer interest as the market transitions into fall. The median home price remained stable at $444,490, up slightly from last August. Active listings increased 13% year-over-year to 14,220 listings, though levels have started to trend downward month over month, keeping inventory under six months and the region in a more balanced market.   Pfau & Company Realtors serves Central Texas, with a primary focus on Williamson, Burnet, and Travis counties, including Liberty Hill, Georgetown, and surrounding Hill Country communities.

According to the latest Central Texas Housing Report, the Austin-Round Rock-San Marcos MSA recorded 2,492 sales, down 7.9% from last July, with a median price of $435,000. The market followed familiar summer trends with sales slowing and prices adjusting slightly, while inventory stayed above 2024 levels despite a dip from June. Pending sales rose more than 15%, signaling stronger activity heading into fall. The current average 30-year fixed mortgage rate in Texas decreased 1 basis point from 6.64% to 6.63%. Texas mortgage rates today are 6 basis points lower than the national average rate of 6.69%. The Texas mortgage interest rate on August 19, 2025 is down 2 basis points from last week's average Texas rate of 6.65%. Additionally, the current average 15-year fixed mortgage rate in Texas decreased 12 basis points from 5.82% to 5.70% and the current average 5-year ARM mortgage rate is down 25 basis points from 7.40% to 7.15%. Pfau & Company Realtors serves Central Texas, with a primary focus on Williamson, Burnet, and Travis counties, including Liberty Hill, Georgetown, and surrounding Hill Country communities.

According to the June and Mid-Year 2025 Central Texas Housing Report released by Unlock MLS, closed sales in the Austin-Round Rock-San Marcos MSA rose 2.8% to 2,823 sales compared to June 2024, while the median sales price remained flat at $449,900. Year-to-date, closed sales dipped 5.3% to 14,643 sales, a decline that was anticipated following early-year economic uncertainty. As inventory rises and market activity gradually levels out, the Central Texas housing market continues to demonstrate signs of stability heading into the second half of the year. As of July 22, 2025, the average interest rate for a 30-year fixed mortgage in Texas is around 6.82%. The annual percentage rate (APR) for a similar mortgage is 6.847%. This is slightly lower than the national average.

In May, new listings in the Austin-Round Rock-San Marcos MSA rose 8.9% to 5,716 listings, increasing housing inventory to 5.0 months, 1.0 month more than May 2024, according to the latest Central Texas Housing Report released by Unlock MLS. At the same time, home sales dipped 3.8% to 3,021 sales, while the median sales price edged down 1.6% to $449,900. Despite modest declines in sales and prices, the market is showing signs of resilience as pending sales climbed 16.1% to 4,515—the strongest month of the year so far. The Texas 30-Year Fixed Rate mortgage interest rate of 6.81% on June 18th, 2025 is down 0.03% from last week, lower than the four week average of 6.85% and higher than the 52 week average of 6.69%. Additionally, the current average 15-Year Fixed Rate mortgage interest rate of 5.96% decreased .01% from the prior week, down 0.17% from a year ago and higher than the 52 week average of 5.88%.

In April, new listings in the Austin-Round Rock-San Marcos MSA rose 11.5% to 5,710 listings, increasing housing inventory to 5.6 months, 1.8 months more than April 2024, according to the latest Central Texas Housing Report released by Unlock MLS. At the same time, home sales fell 13.8% to 2,484 listings while the median sales price dipped 3.2% to $450,000. The data mirrors national trends of declining home sales amid higher mortgage rates and wavering consumer confidence. The Texas mortgage interest rate on May 20, 2025 is up 2 basis points from last week's average Texas rate of 6.98%. Additionally, the current average 15-year fixed mortgage rate in Texas increased 1 basis point from 6.05% to 6.06% and the current average 5-year ARM mortgage rate is up 2 basis points from 7.88% to 7.90%.

According to the 2025-Q1 Central Texas Housing Report released by Unlock MLS, residential home sales across the Austin-Round Rock-San Marcos MSA declined to 6,698 listings, a 9.1% drop from the first quarter of 2024. During the same time frame, median sales price dipped 2.3% to $429,869 while housing inventory reached 5.3 months, moving the region closer into balanced housing market conditions. Quarterly numbers were strongly impacted by March 2025 sales activity, during which the five-county MSA experienced 9.3% fewer sales, gained 9.5% new listings and median sales price remained flat year-over-year. As we all know by now, affordability constraints as well as growing economic headwinds are the key factors shaping early-year market activity. The current average 30-year fixed mortgage rate in Texas increased 2 basis points from 7.02% to 7.04%. Texas mortgage rates today are 2 basis points lower than the national average rate of 7.06%. The Texas mortgage interest rate on April 22, 2025 is up 10 basis points from last week's average Texas rate of 6.94%. Additionally, the current average 15-year fixed mortgage rate in Texas increased 5 basis points from 6.17% to 6.22% and the current average 5-year ARM mortgage rate is up 3 basis points from 7.72% to 7.75%.

Our pipeline of ready buyers and sellers is getting full earlier than normal for the start of this years selling season. We attribute this to pent-up demand. The overall down market of the past couple of years has been driven by higher mortgage rates and high home prices. Lately, rates have floated down some and pricing has seen decreases. People are ready to get on to their next home!

Last year was great for us, our second best, despite the slower market and challenges to our industry. We're blessed with a strong group of raving fans that believe in the importance of referring us to insure friends and family are really taken care of. At a recent real estate seminar we learned that an estimated 47% of real estate agents in our country sold no homes last year, and 30% fewer homes sold than the previous year. 300,000 real estate agents are expected to leave the business this year. That's crazy from a national perspective, thank goodness our market is holding up much better for us. You can not imagine how proud we are to have served our clients for over 35 years now!  The relationships we have built have become our motivating force, making work fun.

Current economic volatility is affecting the market. Slowing sales and rising inventory levels are causing sellers to lower prices to attract buyers and buyers are regaining leverage. This is becoming a favorable environment for those that have been waiting for the right moment to purchase. Mortgage rates are expected to remain elevated this year, which may not bring significant relief to buyers, but will provide more predictability, allowing both buyers and sellers to navigate the market with clearer expectations. As we head into the busy spring homebuying season, increased options and improved pricing flexibility could encourage more buyers to enter the market.