Pflugerville September Market Update

The September picture

Pflugerville’s $375,250 median sold price sat below the MSA’s $439,000 median in this detached-home sample. Its 86 closings had a 60-day median on market. This is a local sold-home mix, not a promise that today’s listings fit the same price.

Another 147 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 98.9%. 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 280 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

The month brought 147 new listings while 522 were active at the cutoff. The 98.9% median sold-to-final-list ratio also shows why a reduction earlier in the listing does not necessarily mean a deep discount from the last asking price.

A 60-day median for completed sales makes pricing and presentation worth getting right at launch. There were also 26 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

Price cuts appeared on 280 accepted listing identities during September. Look at those changes alongside neighborhood comparables and condition, rather than treating the citywide median as your offer price.

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 Pflugerville homes that matter to your move? Contact Raoul for a property-specific conversation. Contact Raoul Rowe at (737) 210-1690.