At The Cummings Team®, we track both the month-over-month and year-over-year trends in Central Texas because each tells a different piece of the story. Below is what we see for September 2025 in the Austin-Round Rock MSA and in Williamson County — and what it means if you’re buying or selling (or just planning your next move in Leander and the greater Central Texas area).
Key Metrics At-A-Glance
| Metric | September 2025, Month-over-Month Change | September 2025, Year-over-Year Change | Williamson County (YoY) |
| Median Sales Price | $420,000 — down 5.8% vs. August | down 1.8% vs. Sept 2024 | $406,722 — down 2.8% |
| Closed Sales | 2,416 — down 5.3% MoM | up 6.7% YoY | 808 — up 5.9% |
| Average Days on Market | 76 days — up 8 days | up 5 days YoY | 74 days — up 9 days YoY |
| Months of Inventory | 5.7 months — down 0.2 MoM | up 0.6 months YoY | 5.5 months — up 1.3 months |
| New Listings | 3,327 — down 10.9% MoM | down 5.7% YoY | 977 — down 8.3% |
| Active Listings | 13,665 — down 4.1% MoM | up 10.0% YoY | 4,301 — up 18.8% |
| Pending Sales | 2,445 — down 9.2% MoM | about even YoY | 843 — down 4.3% |
What the Data Is Really Saying
1. Prices Are Pulling Back Gently, Not Crashing
On the month-to-month front, the median price in the Austin-Round Rock metro dropped 5.8%, compared to a smaller 1.8% decline year-over-year. In Williamson County, the median price eased 2.8% from last September.
This indicates a measured market correction — not a crash. Sellers are adjusting pricing expectations, and buyers are gaining leverage. According to UnlockMLS, the market continues to demonstrate a “healthy level of stability,” suggesting steady, sustainable conditions heading into the year’s final quarter.
For buyers: this means more room for negotiation and potentially better pricing opportunities.
For sellers: strategic pricing and presentation matter more than ever — overpricing could lead to longer market times.
2. Sales Activity Is Mixed but Holding Steady
Month-to-month, both closed and pending sales dipped slightly — down 5.3% and 9.2%, respectively. But year-over-year, closed sales are up a healthy 6.7% across the metro area, with Williamson County also reporting a 5.9% increase.
This shows that, while the pace of activity fluctuates, underlying buyer demand remains strong. UnlockMLS noted that buyer enthusiasm ticked upward following recent mortgage rate improvements, reinforcing that the Central Texas housing market remains active and resilient.
3. Inventory Continues Creeping Up — A Win for Buyers
Active listings in the metro area increased 10% compared to last September, even with fewer new listings coming to market. In Williamson County, active inventory jumped nearly 19% year-over-year.
Months of inventory now sits at 5.7 for the metro and 5.5 for Williamson County — inching closer to the six-month mark that represents a balanced market. This means buyers now have more options and time to decide, while sellers face a bit more competition.
4. Homes Are Taking Longer to Go Under Contract
The average days on market rose to 76 days in the metro area and 74 days in Williamson County. Both figures reflect that buyers are taking their time, shopping carefully, and negotiating more assertively.
For buyers, this creates breathing room and the chance to explore more homes without pressure. For sellers, it emphasizes the importance of standing out through pricing, staging, and top-tier marketing.
What This Means for You
For Home Buyers in Leander and Greater Central Texas
- You have more negotiating power — sellers are more open to concessions and flexible terms.
- Take your time, but be ready. While the market is more balanced, well-priced homes still move quickly.
- Stay pre-approved and confident. If rates dip further, competition could return, so preparation is key.
For Home Sellers in Today’s Market
- Price smart from the start. Overpricing can lead to extended market times and missed opportunities.
- Make your listing shine. Staging, professional photography, and strong online presentation can help attract serious buyers.
- Stay flexible. Willingness to negotiate or adjust terms may help close deals faster in a market with more options.
The Cummings Team® Takeaway
September’s numbers reinforce what we’ve been anticipating: a shift toward balance. Prices are moderating, inventory is expanding, and the market feels steadier — a sign of long-term health, not decline.
“We’re seeing a more balanced, thoughtful market right now — one where both buyers and sellers have opportunities to succeed,” said Paul and Rebekah Cummings, founders of The Cummings Team®. “In Leander and throughout Central Texas, well-prepared sellers are still seeing strong results, and buyers are finding homes they love without the pressure of bidding wars. It’s a healthy adjustment that’s good for the community overall.”
If you’re a buyer, this is a window of opportunity to explore homes with less pressure. If you’re a seller, partnering with a local team that understands how to market effectively and price strategically is more important than ever.
At The Cummings Team®, we’re here to guide you through every market cycle — with insight, strategy, and care. Whether you’re ready to list your home, find your next one, or just want to talk through your options, we’re here to help.
📞 Reach out to The Cummings Team® today!