The Plan Matters More Than the Listing
Selling in Austin right now isn’t about waiting for a bidding war. It’s about being prepared, pricing accurately, and knowing your numbers. Recent MLS-based analyses show Austin homes selling for about 97 percent of their final list price but only about 93 percent of their original list price, which tells you how often sellers adjust along the way.
If I were selling my own Austin home today, this is the plan I’d follow.
The Market in Brief
Trackers put average time on market at roughly 57 to 86 days depending on how it’s measured, with about 5 to 5.7 months of supply, which leans toward buyers. Mortgage rates are 7.18 percent as of November 5, down from a mid-October peak of 7.40 percent but still high. About half of recent sales included seller concessions. That’s the environment buyers are shopping in.
Step 1: Price It Like It’s Day 14
The first two weeks are your strongest window. In one analysis of Travis County sales from March through August, homes that sold within 14 days got about 99 percent of their original list price, while homes that sat more than 60 days got about 89 percent. Another analysis found a gap of roughly 3.5 points between original and final list price for single-family homes, which on a $450,000 home is about $16,000 lost to guessing high and reducing later.
So I’d price off recent sold comparables, not asking prices, and not last spring’s numbers. Pick a price a motivated buyer would act on in week one. Our guide to what to do if your house doesn’t sell explains the cost of waiting.
Step 2: Know Your Net Before You List
Before choosing a price, I’d want a written net sheet showing what I’d keep after payoff, compensation, concessions, repairs, title, and prorations, at several price points. It shows what a price change really costs, and it prevents surprises. See our guide to what you walk away with when you sell.
Step 3: Decide Your Concession Plan in Advance
Since roughly half of recent sales included seller help, I’d expect the request and decide what I’d accept before the first offer. The usual tools are closing cost credits and rate buydowns, which are explained in our concessions and buydown guides.
One caution: a local analysis found that homes advertising credits up front sat longer than average and sold for a lower share of list price. That likely reflects homes that were already struggling, so it’s correlation, not proof. Still, I wouldn’t lead with a credit in the listing. I’d price correctly first and keep concessions as a negotiating tool.
Step 4: Prep Smart, Not Expensive
Buyers in a 5-plus-month market compare several homes, so condition matters. I’d focus on what buyers notice: a deep clean, decluttering, fresh neutral paint where needed, working lights and fixtures, curb appeal, and fixing the visible deferred items. I’d skip major renovations that won’t return their cost. Our guide to what to fix before listing, and what to skip, covers this.
I’d also consider a pre-listing inspection. It lets you see what a buyer’s inspector will find and decide what to fix or disclose before it becomes a negotiation.
Step 5: Presentation
I’d invest in professional photos, since buyers decide from the online listing first, and consider staging the main rooms if the home is vacant or dated. One local analysis found homes described as move-in ready closed faster and at a higher share of list price than those listed as-is. That’s likely partly selection, but it reflects what buyers reward.
Step 6: Get the Paperwork Ready
Texas requires sellers of most residential properties to provide a Seller’s Disclosure Notice, so I’d complete it carefully and honestly. If the home is in an HOA, I’d request the resale certificate early. If it’s in a MUD or PID, the required notices should be ready. Homes built before 1978 have lead-based paint disclosure requirements. Your agent will provide the right forms, and being organized signals a well-kept home.
Step 7: Think About Timing
Listing in late fall and winter means fewer buyers but also fewer competing homes, and the buyers who are out are often relocating or have a deadline. Waiting until January or spring brings more buyers and more listings. Our guide to whether to wait until spring walks through the trade-offs. Either way, I’d do the prep and pricing work now, so I could list the day it makes sense.
Step 8: Get Ahead of the Property Tax Question
A buyer’s tax bill can differ from yours, because the 10 percent appraisal cap resets when the home sells. I’d prepare an estimate based on market value, so buyers aren’t surprised mid-deal. See our guide to what the homestead exemption means for sellers.
Step 9: Make It Easy to Show
Flexible showing times, a simple lockbox process, and a clean, well-lit home matter more when fewer buyers are looking. A home that’s hard to see gets skipped.
Step 10: Set Review Points
I’d decide up front: review showings and feedback at day 14, reassess price and presentation at day 30, and make a meaningful pricing decision around day 45, using current data rather than hope. Small, repeated cuts rarely work, so I’d prefer one clear, informed adjustment.
If You’re Buying Next
Coordinate both sides. Talk to your lender about how a sale and a purchase fit together, and consider the timing of contingencies. A rate near 7 percent affects your next payment, so run those numbers before you list.
What I Wouldn’t Do
List high with a plan to cut. Skip professional photos. Ignore the net sheet. Lead with a credit to compensate for price. Make it difficult to schedule showings. Or wait without a review plan.
FAQ: Selling in Austin Right Now
Q: Is it a good time to sell in Austin?
A: Conditions favor buyers, but well-priced, well-prepared homes still sell. Your price and presentation matter more than the calendar.
Q: How long will it take to sell my home?
A: Trackers show roughly 57 to 86 days on average, depending on the source, with accurately priced homes often moving faster.
Q: Should I wait until spring?
A: It depends on your timeline and your home. Fewer buyers but also fewer competing listings now, more of both in spring.
Q: How much will buyers negotiate?
A: Homes sold for about 97 percent of final list price and about 93 percent of original list price in recent data, and about half of sales included concessions.
Q: Do I need to make repairs before listing?
A: Focus on what buyers notice and what inspections are likely to flag. Skip major renovations that won’t pay off.
Q: What do I need to disclose?
A: Texas generally requires a Seller’s Disclosure Notice for residential sales. Your agent will provide the required forms.
A strong sale starts well before the listing goes live. I’ll build your pricing, preparation, and negotiation plan around current Austin data and your goals, and show you your net at every step.
If you’re thinking about selling this fall or in the new year, let’s talk through your plan. Hablamos en inglés o en español.
(512) 217-3961
[email protected]
— Maria Aguirre
Mi Casa Agency | Keller Williams Lake Travis
