ZIP 78641 September Market Update

The September picture

ZIP 78641 recorded 95 detached-home closings in September, with a $463,000 median sold price and 50 median days on market. At the month-end cutoff, 621 accepted listings remained active. These are this area's own figures, not Austin MSA totals with a different label.

Another 140 accepted homes entered the market during September. That activity and the month-end inventory are different views of the market: new listings measure arrivals during the month, while active homes measure listings still available at the cutoff.

Pricing and negotiating room

The median sold-to-final-list ratio was 98.3%. That compares each closing with its final asking price, not its original list price, and does not subtract seller concessions. It describes the middle transaction, not the discount every buyer received.

Price reductions appeared on 285 distinct accepted listings during September. That is a useful reason to examine a specific home's price history and competition; it is not a forecast that every seller will reduce the price. The $194 median sold price per square foot is another comparison point, not a substitute for matching location, size, condition and lot.

What it means for sellers

A 50-day median for completed sales makes pricing and presentation worth getting right at launch. There were also 42 accepted listing identities with a September expiration date. Expiration is a listing event, not proof that a home cannot sell. Compare against the homes a buyer would actually choose instead of relying on a citywide median alone.

What it means for buyers

Use this report to set questions, then narrow the analysis to your neighborhood, property type and budget. Compare recent closed sales with today's competing homes and ask how price changes, repairs and concessions affect the specific opportunity. The September snapshot does not guarantee current inventory or an individual seller's terms.

Want to narrow this down to the ZIP 78641 homes that matter to your move? Contact Raoul for a property-specific conversation. Contact Raoul Rowe at (737) 210-1690.