February 4, 2025: The Central Texas housing market is constantly evolving, shaped by factors such as supply, demand, and regional economic conditions. To understand these shifts, two key indicators—months of inventory and median days on the market—help determine whether buyers or sellers have the upper hand in different cities and towns.

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Recent data from Team Price Real Estate provides insights into multiple Central Texas markets, including major hubs like Austin, Georgetown, Round Rock, and Cedar Park, as well as smaller communities such as Wimberley, Bastrop, Lago Vista, and Marble Falls. These figures help identify which areas are experiencing a seller’s market, where homes sell quickly due to limited inventory, and which areas favor buyers, where homes remain on the market longer due to higher availability.

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What Is Months of Inventory and Why Does It Matter?

Months of inventory is a real estate metric that represents how long it would take to sell all currently listed homes at the current sales pace, assuming no new listings are added. A lower number indicates a competitive seller’s market, while a higher number suggests a buyer’s market with more options and less urgency.

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Cities such as Cedar Park, Round Rock, Pflugerville, and Leander have lower months of inventory, signaling strong demand and quick home sales. On the other hand, areas like Lago Vista, Burnet, and Smithville have higher inventory levels, giving buyers more choices and greater negotiating power.

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Median Days on the Market: How Fast Are Homes Selling?

Median days on the market measures how long it takes for a home to go under contract. A lower number means homes are selling quickly, often in competitive bidding situations, while a higher number suggests that homes are sitting on the market for an extended period before selling.

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In high-demand areas such as Austin, Cedar Park, and Round Rock, homes sell faster due to limited supply and a steady influx of buyers. However, in towns like Driftwood, Marble Falls, and Spicewood, listings tend to stay active for longer periods, making it easier for buyers to take their time before making a decision.

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Central Texas Housing Market Breakdown by Region

Each city and town in Central Texas experiences unique market conditions. Austin, as the region’s economic and cultural hub, continues to see rapid home sales and limited inventory, keeping it in a seller’s market. Nearby areas like Georgetown, Buda, and Kyle also see strong demand, attracting buyers looking for more affordable options while still remaining close to the city.

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In suburban communities such as Hutto, Jarrell, and Liberty Hill, the market is more balanced, offering both buyers and sellers opportunities to negotiate. Meanwhile, more rural areas like Burnet, Smithville, and Wimberley have higher inventory levels, allowing buyers more choices and reducing pressure to make quick decisions.

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What This Means for Buyers and Sellers

For buyers, months of inventory can help determine where they’ll have the most negotiating power. Markets with higher inventory, such as Lago Vista and Marble Falls, allow for more flexibility and potentially lower prices.

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For sellers, areas with low inventory and fast-moving homes, such as Cedar Park and Leander, provide the opportunity to list properties at competitive prices and expect a quicker sale.

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As the Central Texas real estate market continues to evolve, keeping an eye on months of inventory and median days on the market is essential for making informed decisions. Whether buying or selling, understanding these key metrics can help navigate the market with confidence.