At The Cummings Team®, we know our clients rely on us to cut through the numbers and give a clear picture of what’s happening in the local housing market. August 2025 brought a mix of steady prices, increased inventory, and signs of shifting buyer behavior across Central Texas. Here’s what the data tells us — and what it means if you’re considering buying or selling in Leander, Williamson County, or the greater Austin-Round Rock metro area.
Central Texas Housing Snapshot
Across the Austin-Round Rock metro area, the median sales price in August landed at $444,490, reflecting a 1.3% increase compared to last year. Month-over-month, that same price point rose 2.1%, showing stability in values despite changes in other market factors.
Closed sales dropped both year-over-year (down 4.6%) and month-to-month (down 2.1%), pointing to a slowdown in finalized transactions. Interestingly, pending sales are on the rise — up 8.2% year-over-year — which means more buyers are making offers, even if fewer are crossing the finish line just yet.
Inventory continues to expand, with active listings up 13% year-over-year. That translates to 5.9 months of inventory, edging closer to a balanced market. Homes are also spending more time on the market, averaging 68 days, which is a week longer than last August.
Williamson County Focus
Because Leander is part of Williamson County, these local stats give us an even clearer lens:
- Median sales price: $425,000, a slight dip (less than 1%) compared to last year.
- Closed sales: 858, down 4.1%.
- Pending sales: 913, up 6.7%.
- Active listings: 4,523, a notable 20.8% increase.
- Months of inventory: 5.4, up more than a full month compared to last year.
- Days on market: 63, a week longer than last August.
What does this mean? Williamson County homes are sitting on the market a little longer, there are more to choose from, and prices have leveled out. For both buyers and sellers, the playing field is more balanced than it has been in years.
What This Information Means for Buyers
If you’re thinking about buying a home in Leander or Central Texas, conditions are leaning in your favor:
- More choices: Inventory growth means buyers can be more selective without the pressure of bidding wars on every property.
- Stable pricing: Prices are holding steady, giving buyers confidence that they aren’t overpaying in a runaway market.
- Negotiation power: With sales slowing and homes sitting longer, buyers may have more leverage to negotiate repairs, concessions, or favorable terms.
- Momentum in pending sales: More buyers are writing offers, so when you find a home that fits your needs, it’s wise to be prepared to act quickly with strong financing and a clear plan.
What This Information Means for Sellers
For sellers, the message is clear: the market is still moving, but strategy matters more than ever.
- Price with precision: Overpricing in this environment can cause your home to linger. Correct pricing will help capture buyer attention and reduce time on market.
- Presentation is critical: Buyers are comparing more listings, so staged, well-maintained, and beautifully photographed homes stand out.
- Patience required: With average days on market creeping upward, sellers should expect a longer process and prepare accordingly.
- Balanced conditions: The market is no longer tilted strongly toward sellers. Success now comes from timing, preparation, and working with an experienced REALTOR® to stand out.
As Rebekah Cummings puts it, “The market feels more even — it’s not tilted toward sellers or buyers. That balance brings opportunity for everyone. Sellers who listen to the market and position their home well can still see excellent results.”
The Bigger Picture
Market leaders from UnlockMLS and the Austin Board of REALTORS® describe August’s numbers as evidence of a “steadying market.” Pending sales are rising, prices are holding steady, and inventory is trending in a healthier direction. That combination points to growing buyer confidence, even as overall sales volume eases.
For buyers, that means opportunity. For sellers, it means the need to stand out in a competitive field. For both sides, it means preparation is key — the market is balanced enough that neither has the overwhelming advantage.
Bottom Line — Guidance from The Cummings Team®
- Buyers: Now is a smart time to purchase with more inventory, stable prices, and the ability to negotiate favorable terms. Have your financing ready so you can move quickly on the right home.
- Sellers: Pricing, presentation, and patience are the three P’s of success. With our local expertise in Leander and Williamson County, we’ll ensure your home is positioned to attract qualified buyers in this balanced market.
As we head into fall, we expect conditions to remain steady, with interest rates and inventory levels being the biggest variables to watch. Whether you’re buying, selling, or just exploring your options, The Cummings Team® is here to guide you with clarity and confidence.
📞 Reach out to The Cummings Team® today!