As we move into the summer months, the Central Texas housing market is showing signs of rebalancing. For buyers, that means more options and better negotiation power. For sellers, it’s time to get strategic. Let’s take a closer look at what the latest data reveals—and what it means for you.
🔍 Market Trends Across Central Texas
According to the May 2025 Central Texas Housing Report, the Austin-Round Rock metro area is experiencing a steady market correction that favors buyers while maintaining long-term confidence for sellers.
- New Listings climbed 8.9% compared to May 2024, with 5,716 homes added to the market.
- Active Listings reached 14,673, up 17.4% year-over-year.
- Pending Sales jumped 16.1%, a key signal that buyers are still engaged and ready to make moves.
- Closed Sales dipped slightly by 3.8%, with 3,021 homes sold.
- Median Sales Price declined 1.6% to $449,900.
What does this mean? The rise in listings and inventory is great news for buyers—it means more selection and less competition. At the same time, the uptick in pending sales suggests that homes priced right are still moving swiftly.
💬 Market Voices: What the Experts Say
Clare Knapp, Unlock MLS’s Housing Economist, points out,
“At some point, a slowing market can motivate sellers to adjust prices to better align with what buyers can afford. While higher mortgage rates continue to impact buyer confidence, these trends point to cautious optimism as we move into the summer.”
This sentiment echoes what we’re seeing in Leander and Williamson County: pricing matters more than ever, but there’s no shortage of buyer interest when the value aligns with market expectations.
📍 Spotlight on Williamson County
Williamson County, home to Leander and one of the fastest-growing counties in Texas, continues to mirror regional trends with a few key differences:
- Homes Sold: 1,024 (down 3.3% from May 2024)
- Median Sales Price: $425,000 (a 2.3% decrease)
- New Listings: 1,841 (up 13.6%)
- Active Listings: 4,377 (up 26.2%)
- Pending Sales: Increased by 16.3%
- Months of Inventory: 4.4 months, up from 3.3 last year
- Average Close-to-List Price: Approximately 94.7%, compared to 96.3% a year ago
Buyers in Williamson County are benefiting from greater inventory and softer pricing, while sellers are facing more competition and slightly longer timelines to close. The key for sellers is to price competitively and present their homes in the best light.
🛠 What This Means for You
📌 For Buyers:
- More Inventory = More Choices: With a rising number of listings, you have room to shop around and negotiate.
- Less Pressure, More Power: Sellers are more open to offers and negotiations, which can lead to favorable terms.
- Still a Competitive Landscape: While conditions are easing, the surge in pending sales shows you’re not the only one ready to act—so have your financing pre-approved and be prepared to move quickly.
📌 For Sellers:
- Price to Attract Attention: Overpricing could leave your home lingering while newer, well-priced listings get snatched up.
- Stage & Market Strategically: With buyers having more options, presentation and curb appeal matter more than ever.
- Expect Negotiations: Concessions like closing cost help or inspection flexibility may be part of the new normal in order to close the deal.
📣 Local Leadership Perspective
Brandy Wuensch, 2024 ABoR President, offers encouragement for both sides of the market:
“Homes priced competitively are still selling well, which underscores the lasting power of homeownership as a tool for long-term financial stability and wealth-building.”
Mark Sprague, State Director of Information Capital for Independence Title, adds:
“This is probably the best buyers’ market we’ve seen in the last seven to ten years. Sellers are more willing to negotiate.”
We agree. At The Cummings Team®, we’re seeing motivated buyers who are ready to move—and sellers who are adapting to changing conditions. This dynamic creates opportunities for win-win transactions, especially here in Leander and throughout Williamson County.
🧭 Looking Ahead
Summer is expected to remain active, particularly as we see May’s spike in pending sales carry through to closings in June and July. While interest rates remain a factor to watch, market fundamentals continue to support steady movement—especially in desirable communities like Leander, Liberty Hill, and Cedar Park.
🤝 Let’s Navigate the Market Together
Whether you’re looking to buy your next home or preparing to sell in a competitive landscape, The Cummings Team® is here with the local knowledge and real-world experience to help you make confident decisions.
Ready to talk strategy? Let’s connect today!