Austin Real Estate Monthly Update: November 2025 Stats

Join Jen Berbas from the Berbas Group as she delivers a December update on the November Austin, Texas real estate market. In this detailed breakdown, Jen reviews the latest local housing data, explains why market results can feel uneven month to month, and dives into two real world opportunity cost conversations that many sellers are facing right now. She also explores what is happening in the metals market and how those trends may be influencing interest rates and mortgage rates.

Key highlights include:

Austin Market Snapshot:

Total sales in November are down 16 percent year over year, while pending and under contract activity is down 6 percent
New listings are essentially flat compared to last November, which is typical heading into the end of the year
Withdrawn and expired listings are up 8 percent, not surprising given higher inventory levels compared to last year

Inventory and Seasonality:

Months of inventory has increased from about 4 months last year to roughly 5 months this year, though conditions vary widely by neighborhood
Some areas such as newer homes in Pflugerville and downtown condos are seeing 10 to 11 months of inventory, while neighborhoods like Circle C remain much tighter.

Inventory typically hits its lowest point between Christmas and New Year’s, then begins to rise again in January
While February and March are often ideal listing months from a seasonality standpoint, Jen shares examples of strong results achieved outside that window through strategic pricing and positioning

Pricing and Volume Trends:

Overall sales volume is down about 9 to 10 percent year to date, though this does not reflect the Berbas Group’s on the ground experience
Jen explains how better seller education and clearer strategy discussions have helped clients successfully transact despite shifting conditions

Economic Indicators and Interest Rates:

Jen reviews insights from the National Association of Realtors and examines inflation trends relative to the Fed’s target
She discusses why gold and silver hitting inflation adjusted all time highs may signal a move away from the dollar.

This shift could help explain pressure on US Treasuries and why mortgage rates remain elevated, beyond just Fed policy

Opportunity Cost Conversations for Sellers:

Jen walks through two anonymized scenarios comparing a primary residence sale versus an investment property sale using the same equity numbers.

For primary residence sellers, she explains how investing sale proceeds in low risk assets like US Treasuries can rival expected short term home appreciation.

For investment property owners, she highlights how strong cash flow returns may justify holding rather than selling, depending on portfolio goals and lifestyle preferences.

The takeaway is that selling decisions should be based on opportunity cost and personal goals, not attempts to time the market

Our goal as your trusted real estate advisors is to help you make informed, strategic decisions that align with your financial and lifestyle objectives.

As always, real estate is hyperlocal and situational. If you are considering selling, buying, or simply want to understand what these trends mean for you, reach out to the Berbas Group. We would love to help you evaluate your options and determine what is truly in your best interest.

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Jen Berbas, Broker Associate

Berbas Group | Bramlett Residential

512-655-9329

https://www.berbasgroup.com/

Jen@berbasgroup.com



Want to buy a home in Austin? https://www.berbasgroup.com/listings

Looking to sell your Austin home? https://www.berbasgroup.com/valuation



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