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Brandy Wuensch, 2025 Unlock MLS and ABoR president, added that even in a slower season, REALTORS are helping clients find opportunity.

"Inventory is growing, prices are steady and buyers are reentering the market with a more strategic mindset. REALTORS are playing a critical role in helping Central Texans navigate this evolving landscape with confidence. It's about positioning, not panic. Buyers finally have options, and sellers need to price their homes competitively based on current market conditions. Even though the pace is slower, Austin is still fundamentally strong."

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• Median Sales Price: $430,000, down 1.1% year-over-year
• Closed Sales: 1,895, down 15.9% from last year
• Sales Dollar Volume: $1.07 billion, down 14.5%
• Months of Inventory: 6.3 months, up 1.5 months year-over-year
• New Listings: 2,477, down 3.1%
• Active Listings: 11,926, up 11.2%
• Pending Sales: 2,269, up 4.5%
• Average Days on Market: 79 days, up 13 days
• Average Close-to-List Price: 91.7%, down from 92.5% last November

• The market is cooling, not crashing. More inventory and longer days on market mean buyers have more choices and stronger negotiating power.
• Leverage is back. With homes taking longer to sell, sellers are more open to concessions, repairs, and price adjustments.
• Preparation matters. Well-qualified buyers are in a strong position to secure favorable terms heading into the spring season.

• This is a balanced market, not a seller's market. Homes are still selling, but pricing and strategy are critical.
• Accurate pricing is essential. Overpriced homes are sitting longer as buyers remain cautious and data-driven.

• Presentation counts more than ever. With active listings up over 11%, homes that show well and are marketed correctly stand out.

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"Houston's housing market is setting into a balanced pace," said HAR Chair Shae Cottar with LPT Realty. "Buyers now have more time, more options and a little more breathing room to negotiate. Sellers are still attracting offers, but realistic pricing and expectations make all the difference."

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• Month over month, inventory fell from 5.2 months to 5.0 months. This time last year, inventory was sitting at 4.3 months.
• Property sales are down 2.7%
• Average pricing is UP 0.8% while median pricing is DOWN 1.5% YOY. In my mind, this is basically flat.
• Pending sales are UP 7.2% YOY.
• Listings are UP just under 20%.
• The 10 year treasury is sitting at 4.124% as of today.
• The Fed recently lowered its target overnight funds rate to 350-375 bps, and stated that they expect just one rate cut in 2026.

• The "feels like" continues to be that it's a buyers market. Especially in submarkets like Galveston. My honest opinion is that this spring/summer sales season feels primed to go crazy again. I don't have anything to point to on that, it's just a gut feeling. Maybe I'm wrong, but we will see.
• This time of year, inventory should be rising, not falling. I think part of this is declining interest rates.
• The 10 year treasury is sitting at 4.124% as of today. That puts typical rates in the low 6% range for purchase loans and slightly higher for refis. If you are 50-100 bps higher than 6%, you might think about refinancing.
• My guess is that the Fed lowers rates more than once in 2026.
• I didn't personally close any deals in November, so nothing to add on the deal story front.
• I DID list some recent developments. The first is a 4,700 SF luxury home in Garden Oaks, and the next is a single home in an 18 unit development in Spring Branch where I was able to name the new street "Earl Rudder Way". Both cool developments. Please reach out if you have any questions on or interest in these.
• https://www.har.com/homedetail/959-althea-dr-houston-tx-77018/3129404
• https://www.har.com/homedetail/7706-earl-rudder-way-houston-tx-77055/17090316
• I also recently partnered with a longtime friend and man that I respect a great deal, Forrest Webber, to expand my other brokerage company, Oak Forest Realty, into Austin. Forrest and his team are doing some really cool stuff on the brokerage and development side there. That website is linked below.
• https://OakForest.com
  

• https://www.har.com/content/department/newsroom?pid=2210
• https://www.cnbc.com/quotes/US10Y
• https://www.cmegroup.com/markets/interest-rates/cme-fedwatch-tool.html?redirect=/trading/interest-rates/countdown-to-fomc.html