Austin, Texas Luxury Market Update | March 2025
By Megan Kirkpatrick, CLHMS Elite – Ivy Residential Group
As we head into the spring season, Austin’s luxury market continues to show strength and select opportunity. According to the February data from the Institute for Luxury Home Marketing, the market as a whole still leans toward buyers, but we’re seeing clear seller advantages emerge in certain price segments — especially between $1.5M and $1.6M, where homes are selling faster and closer to list price.
Austin’s Luxury Single-Family Market
The luxury benchmark price for Austin remains $1.4 million, with the median luxury sales price at $1.83 million and the median days on market down to 57 days — a notable improvement from 65 days last year.
Even though the overall sales ratio sits at 11% (technically a buyer’s market), the story changes in specific ranges. The $1.5M–$1.6M price band posted a 44% sales ratio, signaling a strong seller’s market where well-priced, move-in-ready homes continue to stand out.
Homes between 5,000–6,500 square feet also performed well with an 18% sales ratio, showing that larger, family-oriented and lifestyle-driven homes are still in high demand.
We’re also seeing that buyers are acting more decisively — especially when homes are priced right and beautifully presented. The median sale-to-list price ratio rose to 95.78%, indicating that the gap between asking and selling prices continues to tighten.
Attached Luxury Homes: Lock-and-Leave Appeal
The attached luxury market (condos, villas, and townhomes) also showed steady movement, with a 9% sales ratio — a buyer’s market overall, but again, selective strength in key areas.
The $1.5M–$2M range continues to perform best, with a 24% sales ratio, and the median sales price for attached homes increased to $1.175 million, up from $1.01 million last year.
These properties are especially attractive to buyers looking for low-maintenance, high-design, lock-and-leave living, particularly in areas like Downtown Austin, Barton Creek, and Westlake.
The Private Market: Where the Real Story Unfolds
One thing I always remind my clients: the MLS doesn’t tell the full story of the Austin luxury market.
In addition to what’s publicly listed, there’s a thriving private market for homes priced from $2 million to $10+ million — often shared only through exclusive agent networks like Austin Luxury Network and trusted professional circles.
These quiet transactions represent some of Austin’s most desirable properties, and they significantly impact the true absorption rate across communities such as Spanish Oaks, Barton Creek, Westlake, Lake Travis, and Bee Cave.
What It Means for Buyers and Sellers
If you’re a buyer: now is an ideal time to explore the market before spring activity ramps up. There’s more selection and negotiating room, but the best homes are still moving quickly — especially those with thoughtful design and great locations.
If you’re a seller: strategic preparation, pricing, and presentation are key. I continue to see exceptional results for listings that are professionally staged, beautifully marketed, and priced with data-driven precision.
The Bottom Line
Austin’s luxury market continues to show a healthy balance — opportunity for buyers, stability for sellers, and continued strength in the most desirable segments.
The data confirms what I’m seeing daily: well-prepared listings are selling faster and closer to list price, and demand remains strong for beautifully finished homes in Austin’s top neighborhoods.
If you’d like a custom market analysis, access to private listings, or insight into which price points are performing best right now, I’d be happy to share a personalized update for your property or search criteria.
Let’s connect:
Reach out directly through Ivy Residential Group or message me for an insider look at the latest luxury opportunities across Austin, Bee Cave, Westlake, Lakeway, and the Texas Hill Country.
Market data courtesy of the Institute for Luxury Home Marketing. Private market insights provided by Megan Kirkpatrick, CLHMS Elite, Ivy Residential Group.
