AUSTIN LUXURY REAL ESTATE MARKET UPDATE
October 2025 | Single-Family & Attached Homes
The latest luxury market report for September 2025 reveals a stabilizing but selective high-end real estate environment in Austin. While the single-family luxury market has moved into balanced territory, the attached luxury segment remains more favorable to buyers.
Here is a breakdown of what buyers and sellers need to know.
SINGLE-FAMILY LUXURY HOMES ($1.4M+)
Market Type: Balanced Market (14% Sales Ratio)
The Austin single-family luxury market is currently balanced, meaning neither buyers nor sellers have a significant advantage.
• Total Inventory: 509 homes
• Total Sales: 69 homes
• Sales Ratio: 14%
• Median Sales Price: $1,815,000
• Median Days on Market: 60 days (down from 90 days in September 2024)
• Sale-to-List Price Ratio: 95.15%
• Sale Price per Square Foot: $499
Inventory declined 19% year-over-year, dropping from 629 homes in September 2024 to 509 homes in September 2025. At the same time, sales increased 50%, rising from 46 to 69 homes. This improved absorption is a strong indicator of stabilization in the luxury segment.
The median sales price adjusted from $2.0M in September 2024 to $1.815M in September 2025, approximately a 9% shift. Price per square foot also declined from $528 to $499. Buyers remain price-sensitive, but well-positioned homes are selling.
One of the most encouraging signs is speed. Median days on market improved significantly, falling from 90 days to 60 days year-over-year — a 33% improvement.
The most active price band was $1,600,000–$1,699,999, with a 41% sales ratio. This is considered a strong seller’s sub-segment within the broader balanced market.
ATTACHED LUXURY HOMES ($800K+)
Market Type: Buyer’s Market (9% Sales Ratio)
Luxury condos and attached homes are experiencing softer conditions compared to single-family properties.
• Total Inventory: 242 homes
• Total Sales: 22 homes
• Sales Ratio: 9%
• Median Sales Price: $1,112,500
• Median Days on Market: 84 days (up from 63 days in September 2024)
• Sale-to-List Price Ratio: 92.26%
• Sale Price per Square Foot: $641
Inventory increased slightly year-over-year from 224 to 242 units. Sales improved from 14 to 22 homes, but overall absorption remains slower than the single-family segment.
Interestingly, the median sales price increased 8% year-over-year, rising from $1.03M to $1.11M. Price per square foot saw a significant jump from $460 to $641, suggesting that higher-quality or premium units are transacting even in a slower market.
However, median days on market increased from 63 to 84 days, reinforcing the reality that buyers have greater negotiating leverage in this segment.
The most active attached price band was $2,000,000–$2,499,999, with a 40% sales ratio. High-end, unique, and well-positioned properties are still attracting serious buyers.
13-MONTH TREND OBSERVATIONS
Over the past 13 months:
• Single-family median prices have ranged between approximately $1.77M and $2.00M
• Attached home median prices have ranged between approximately $987K and $1.25M
• Sales activity peaks in spring and early summer
• Inventory levels are normalizing compared to late 2024
The single-family luxury market has meaningfully stabilized compared to last year, while attached homes remain more reactive to pricing and economic sentiment.
WHAT THIS MEANS FOR BUYERS
Single-Family Buyers:
Balanced conditions mean opportunity still exists, particularly in price bands above $2M and in homes that have been on the market longer than average.
Attached Buyers:
This is currently a buyer-advantaged segment. There is room for negotiation, especially in units that lack uniqueness or updated finishes.
WHAT THIS MEANS FOR SELLERS
Single-Family Sellers:
Pricing precision and presentation are critical. Well-prepared homes are moving within 60 days when priced appropriately.
Attached Sellers:
Strategic pricing and strong marketing are essential. Buyers expect value and may request concessions. Unique or premium properties perform best.
FINAL THOUGHTS
Austin’s luxury real estate market is nuanced. Single-family homes are operating in balanced conditions with improving absorption and faster sales timelines. Attached luxury homes remain a buyer’s market, but premium inventory continues to transact.
If you would like a neighborhood-specific breakdown for Westlake, Barton Creek, Bee Cave, Lakeway, Spanish Oaks, Steiner Ranch, or downtown luxury high-rises, I would be happy to provide a customized analysis.
Megan Kirkpatrick
Ivy Residential Group
