Austin’s luxury housing market continued to demonstrate balance and resilience through September 2025, with both buyers and sellers finding opportunities in select price bands. The data, provided by the Institute for Luxury Home Marketing, reveals a steady, confident market supported by realistic pricing and strong buyer demand in key segments.
Single-Family Luxury Homes: A Balanced Market with Momentum
The single-family luxury market in Austin held balanced conditions last month, posting a 14% sales ratio — right in the middle of the Institute’s “balanced” range of 12% to 21%.
- Median sold price: $1,815,000
- Median days on market: 60 days (down from 90 last year)
- Sale-to-list ratio: 95.15% (steady year-over-year)
- Median price per sq ft: $499
- Total inventory: 509 homes (down 19% YoY)
- Total solds: 69 (up 50% YoY)
The most active price band for single-family homes was $1.6 million – $1.7 million, boasting an impressive 41% sales ratio — a clear seller’s market within an otherwise balanced landscape.
Homes in the 2,000–3,499 sq ft range also saw strong movement, emphasizing that well-priced, move-in-ready homes remain top of mind for luxury buyers in and around Austin.
Attached Luxury Homes: Opportunities for Savvy Buyers
The attached luxury segment — condos, townhomes, and villas — registered a 9% sales ratio, placing it in buyer’s market territory overall.
- Median sold price: $1,112,500
- Median days on market: 84 (up from 63 last year)
- Sale-to-list ratio: 92.26%
- Total inventory: 242
- Total solds: 22
However, within this broader buyer-leaning category, one segment stands out: attached properties priced between $2 million and $2.49 million achieved a 40% sales ratio, which firmly qualifies as a seller’s market — showing how micro-markets within Austin’s luxury scene can perform very differently depending on price point and property style .
What This Means for Buyers
Buyers targeting high-demand areas or price ranges should be prepared to act decisively. Competition is strongest in the $1.6 million – $1.7 million and $2 million – $2.49 million ranges, where listings move quickly and often sell close to asking price.
If you’re hoping to secure the right property before year-end, now is the time to have your pre-approval ready and to work with a local expert who can provide access to off-market and pre-listing opportunities.
What This Means for Sellers
For sellers, the data signals an excellent window to list before the seasonal slowdown. With inventory down 19% and demand holding steady, well-presented homes are attracting qualified buyers quickly.
Professional staging, pricing strategy, and premium marketing — including video, broker-to-broker exposure, and private network promotion — can significantly increase your visibility and final sale price.
The Private Luxury Market
While the ILHM data offers an accurate snapshot of publicly listed inventory, a significant portion of Austin’s luxury activity also happens off-market — through private networks, agent-to-agent introductions, and curated property previews.
If you’d like to know what’s happening right now in Austin’s private luxury market, including off-MLS listings in Bee Cave, Lakeway, Barton Creek, Spanish Oaks, and the Hill Country, reach out directly for a confidential conversation.
Final Thoughts
Austin’s luxury market remains one of the most dynamic in the country — with a blend of balance, opportunity, and strong fundamentals heading into the final quarter of 2025. Whether you’re planning to buy, sell, or simply stay informed, having data-driven guidance makes all the difference.
Contact Megan Kirkpatrick, Broker/Owner of Ivy Residential Group, for a personalized market analysis or private consultation:
Text or call 512-709-4509 or visit:
ivyresidentialgroup.com/
Data Source: The Institute for Luxury Home Marketing, October 2025 Luxury Market Report – Austin, Texas.
Thank you to the Institute for providing valuable market insights that help luxury clients make confident decisions.
