Austin Luxury Real Estate Market Update June 2025
What Buyers and Sellers Need to Know Right Now.
If you’re keeping an eye on the luxury real estate market in Austin and the surrounding Texas Hill Country, the June 2025 data paints a clear picture: we’re firmly in a buyer’s market — but that’s only part of the story.
Every month, I review the latest data to help clients make informed decisions based on facts, not fear. Here’s what you need to know from this month’s report — including key insights from both the MLS and the private luxury market, which plays a much bigger role than many realize.
MLS-Based Market Snapshot (May 2025 Data)
Single-Family Luxury Homes
- Buyer’s Market: With a sales ratio of 11%, buyers currently hold the advantage.
- Median Sales Price: $1,800,000 — down from $2.05M in May 2024.
- Sales Activity: 92 luxury homes sold from 813 active listings.
- Days on Market: 29 days (virtually unchanged year-over-year).
- Sale-to-List Price Ratio: 95.47% — meaning sellers are negotiating, but still achieving strong values.
The most active price band is $1.7M–$1.79M, where demand remains steady and the sales ratio hits 23%, tipping into seller’s market territory at that specific price point.
Attached Luxury Homes (Condos & Townhomes)
- Buyer’s Market: Even more pronounced, with only an 8% sales ratio.
- Median Sales Price: $1,050,000.
- Sales Activity: 25 properties sold out of 297.
- Days on Market: 32 days, slightly improved from last year.
- Sale-to-List Price Ratio: 96.61%.
Most attached sales occurred in the $800K–$825K range, where the sales ratio jumps to 43% — a clear sign of strong buyer interest in that entry-level luxury price point.
Private Market Activity: The Hidden Side of Luxury Real Estate
It’s important to note that these stats only reflect MLS-listed properties. In Austin’s luxury space, many transactions happen off-market — where discretion, exclusivity, and privacy take priority.
Currently, there is:
- Over $900 million in luxury real estate listed off-market
- More than $80 million worth of properties pending off-market
We do not have access to private market sold data, but this activity represents a substantial portion of the high-end landscape and can dramatically influence market trends, buyer competition and availability. If you’re relying solely on public listings, you’re only seeing part of the picture.
What This Means for You
For Buyers:
This is a prime time to negotiate favorable terms, especially for properties sitting longer or where sellers are ready to move on. If you’re looking in the $1.7M–$1.8M range, act strategically that segment is competitive. And don’t overlook off-market opportunities. I can help you access them.
For Sellers:
Price positioning and property presentation matter more than ever. While the overall market favors buyers, well-priced homes in high-demand price bands are still moving quickly and close to asking. High-quality staging, preparation, and strategic marketing are key — and I provide all of that and more.
Looking Ahead
Whether you’re buying or selling in Austin, Westlake, Lakeway, Bee Cave, or the surrounding Hill Country, having the right information — and the right representation — can make all the difference.
If you’d like a full copy of this month’s luxury market report, or access to private listings and insights not available to the public, I’d be happy to share.
Let’s connect and make a plan that aligns with your goals.
