Austin Real Estate FAQ

The first step is getting your finances in order. That means reviewing your credit, understanding how much you can comfortably spend each month, and saving for a down payment and closing costs. From there, you will want to get pre-approved by a lender so you know your exact budget before you start touring homes. Once you have pre-approval in hand, working with a buyer’s agent gives you a knowledgeable advocate in your corner throughout the search, negotiation, and closing process. Austin’s market moves quickly in many price ranges, so being prepared before you start looking puts you in a much stronger position.

Yes — and we strongly encourage it. Pre-approval tells you exactly how much you can borrow, which helps you focus your search on homes that are realistic for your budget. It also shows sellers that you are a serious buyer, which matters in a competitive market. Without pre-approval, you risk falling in love with a home only to find out later it is out of reach — or losing out to another buyer who came prepared. The pre-approval process typically takes a few days and involves providing your lender with income documentation, tax returns, and bank statements.

Pre-qualification is an informal estimate of how much you might be able to borrow, based on information you provide verbally or through a quick online form. No documentation is verified at this stage, so the number is not guaranteed. Pre-approval goes further. The lender actually reviews your financial documents, checks your credit, and issues a conditional commitment for a specific loan amount. Pre-approval carries significantly more weight with sellers. If you are seriously considering buying in Austin, pre-approval is the step that matters.

It depends on the loan type. Conventional loans can require as little as 3% down, though putting down less than 20% typically means paying private mortgage insurance (PMI) until you reach enough equity. FHA loans require 3.5% down with a qualifying credit score. VA loans (for eligible veterans and active military) and USDA loans (for eligible rural areas) can require zero down payment. The Austin metro area includes some USDA-eligible zip codes in surrounding counties, so it is worth asking your lender if that applies to your situation. Putting 20% down avoids PMI and generally results in a lower monthly payment, but it is not a requirement for most buyers.

Buyers in Texas generally pay between 2% and 5% of the purchase price in closing costs. On a $500,000 home, that is $10,000 to $25,000. These costs include loan origination fees, the appraisal, title insurance, prepaid homeowner’s insurance, property tax escrows, and various lender and title company fees. Your lender is required to give you a Loan Estimate within three business days of your application, which breaks down all expected costs. Some closing costs can be negotiated, and in some transactions sellers agree to contribute toward buyer closing costs as part of the deal.

Earnest money is a good-faith deposit you submit when your offer is accepted. It shows the seller you are serious and gives them some assurance while the home is off the market. In the Austin area, earnest money is typically around 1% of the purchase price, though this can vary. The funds are held in escrow and applied toward your down payment or closing costs at the close of the transaction. If the deal falls through during the option period or due to a failed contingency, you can usually get your earnest money back. If you back out without a valid contractual reason after the option period ends, you risk forfeiting those funds to the seller. Read our full breakdown of earnest money, option periods, and inspection rights in Texas.

From the time you start seriously searching to the day you get the keys, most buyers should plan for 60 to 90 days — though it can be faster or slower depending on your situation. Once you go under contract on a home, the closing process typically takes 30 to 45 days if you are using financing. Cash buyers can often close in two weeks or less. The search phase is the hardest to predict. Some buyers find the right home in a few weeks; others take several months. Being pre-approved and knowing your priorities before you start looking tends to shorten that timeline considerably.

A buyer’s agent is a licensed real estate professional who represents your interests throughout the home buying process. Their job is to help you find homes that meet your criteria, advise you on offer strategy, negotiate on your behalf, coordinate inspections and the closing process, and flag any issues that could affect your decision. You are not required to use a buyer’s agent, but having one in your corner provides a meaningful advantage — especially in a market like Austin where contracts involve multiple contingencies, deadlines, and negotiable terms that can significantly affect your outcome. Since the August 2024 NAR settlement changes, buyers are now required to sign a written buyer representation agreement before touring homes with an agent. This agreement outlines how the agent will be compensated, making the arrangement clear from the start.

This changed significantly with the National Association of Realtors settlement that took effect in August 2024. Before the settlement, sellers routinely offered to pay the buyer’s agent commission through the MLS as part of listing their home. That practice is no longer allowed through MLS listings. Sellers can still choose to offer compensation to the buyer’s agent, and many do because it helps attract more buyers and stronger offers. However, it is now a point of negotiation rather than a given. As a buyer, you will sign a buyer representation agreement before touring homes that spells out what your agent’s compensation will be. In many transactions, that compensation still ends up being covered by the seller as part of the deal terms. Your agent should be able to walk you through exactly how this works in your specific situation.

This requirement came out of the National Association of Realtors settlement that took effect in August 2024. Before the settlement, compensation arrangements between buyers and their agents were largely informal — the details were often buried in MLS data and not discussed upfront. The new rules require agents to have a written agreement in place with buyers before touring homes, and that agreement must spell out the agent’s compensation clearly. The intent is transparency: you should know exactly what your agent is being paid, by whom, and under what terms before you start working together. From a practical standpoint, the agreement also formalizes the relationship. It confirms that the agent you are working with is actually working for you — not for the seller, and not for both sides. The agreement does not necessarily lock you in forever; terms like duration and scope can vary, and some agreements cover a single showing while others cover a longer search period. Read it carefully before signing, and do not hesitate to ask your agent to walk you through each section.

A home inspection is a thorough examination of the home’s condition conducted by a licensed inspector. They will review the foundation, roof, electrical, plumbing, HVAC, and other major systems and components, then provide you with a detailed written report. In Texas, a home inspection is not legally required to purchase a home, but we consider it an essential step. A typical inspection in the Austin area runs between $300 and $600 depending on the size of the home. The inspection happens during the option period — a negotiated window of time after your offer is accepted during which you can back out of the deal for any reason. Based on the inspection findings, you can negotiate with the seller for repairs, a price reduction, or credits toward closing costs.

Many communities in the Austin metro area have homeowners associations (HOAs), and fees and rules vary widely from one neighborhood to the next. HOA fees can be as low as a few hundred dollars a year for basic common area maintenance, or several hundred dollars per month in communities with extensive amenities. Before making an offer, review the HOA’s financial documents, Covenants, Conditions, and Restrictions (CC&Rs), and any pending special assessments. Texas law gives buyers a right to receive HOA documents, and you have the ability to cancel your contract within a review period after receiving them. Understanding what the HOA covers, what it restricts, and whether the association is financially healthy is an important part of evaluating any home in a governed community. For the full breakdown of your rights and the red flags to watch for, see our Austin HOA Guide for Home Buyers.

The Austin market has shifted meaningfully from the frenzied conditions of 2020 to 2022. Inventory has increased, prices in many areas have moderated from their peaks, and buyers now have more time to make thoughtful decisions. That is genuinely good news for buyers who felt squeezed out during the pandemic era. Austin’s long-term fundamentals remain solid — a diverse job base, no state income tax, a strong university presence, and continued population growth. Whether right now is the right time for you personally depends on your financial position, how long you plan to stay, and the specific segment of the market you are shopping in. We are happy to give you a realistic picture of what to expect in the areas you are considering.

The minimum credit score required depends on the loan type. For FHA loans, a score of 580 qualifies you for the 3.5% down payment option; scores between 500 and 579 may still qualify with a 10% down payment. For conventional loans, most lenders require a score of at least 620. VA and USDA loans do not have a strict minimum set by the government, but individual lenders typically look for 620 or higher. The most favorable interest rates generally go to borrowers with scores of 740 and above. If your credit score needs work before you apply, a good lender can advise you on specific steps to improve it — and it is often worth taking a few months to do that before starting your search.

With a fixed-rate mortgage, your interest rate stays the same for the life of the loan. Your principal and interest payment never changes, which makes budgeting predictable. The 30-year fixed is the most common loan in the U.S. for this reason. An adjustable-rate mortgage (ARM) starts with a fixed rate for an initial period — typically 5, 7, or 10 years — and then adjusts periodically based on a market index. ARMs often come with a lower starting rate than a comparable fixed-rate loan, which can make them appealing when rates are high or when you are confident you will sell or refinance before the adjustment period begins. The trade-off is that once the fixed period ends, your rate and payment can go up. Which one makes sense for you depends on how long you plan to keep the loan and your tolerance for payment variability.

Yes, it is legally possible, and some buyers do choose this path. That said, most buyers find that going without a buyer’s agent costs them more than it saves. The listing agent represents the seller’s interests, not yours. Texas real estate contracts involve detailed timelines, contingencies, and negotiation points that can significantly affect your outcome if you are not experienced with the process. You are also unlikely to save money by going unrepresented — in most cases, the compensation structure does not change. If you are considering it, at minimum consult with a real estate attorney before submitting any offers.

Once the seller accepts your offer, you will enter the option period — a negotiated number of days during which you pay a small option fee to the seller for the right to back out of the contract for any reason. During this time you will schedule and complete your home inspection. After the option period, the transaction moves into the contingency phase where the lender orders an appraisal and continues processing your loan. If the home appraises at or above the purchase price, the loan moves toward approval. You will receive a Closing Disclosure a few days before closing with a final accounting of all costs. On closing day, you sign documents, funds are transferred, and once the deed records with the county you get the keys.

Austin has consistently ranked among the most popular relocation destinations in the country, and for good reason. The job market is strong and diverse, the food and music scenes are well-established, there is no state income tax, and the Hill Country and outdoor recreation are right at your doorstep. That said, Austin is not without its challenges. Summers are genuinely hot — temperatures over 100 degrees for weeks at a stretch are normal. Traffic, particularly on I-35 and MoPac, is a real daily consideration depending on where you live and work. Property taxes are higher than the national average. And the cost of living has risen substantially over the past decade. On balance, most people who move here find it is a great place to put down roots, but coming in with realistic expectations makes for a much smoother transition.

Austin has a wide range of neighborhoods that offer different combinations of location, price point, amenities, and access to schools and green space. Central Austin neighborhoods like Tarrytown, Rosedale, and Hyde Park offer mature tree canopy, walkability, and proximity to downtown, but home prices reflect that desirability. South Austin — including areas like Barton Hills, Travis Heights, and Bouldin Creek — has a distinct character with strong community feel and access to Barton Springs and Zilker Park. North Austin and the Domain area offer newer construction and proximity to the tech corridor. Allandale and Crestview sit in the sweet spot of central location with more accessible price points than neighborhoods closer to downtown. The right neighborhood for you depends on where you work, what walkability or green space matters to you, and your budget. We are happy to give you a more personalized look at areas that fit your specific priorities.

If proximity to downtown Austin, the tech corridor, or the University of Texas is a priority, there are several well-positioned options worth exploring. The East Austin neighborhoods of Holly, Govalle, and Cherrywood have seen significant growth and sit just minutes from downtown. The Mueller development offers walkable, newer construction with access to the 130-acre Mueller Lake Park and easy access to UT and downtown. In North Austin, the Domain area places you close to the Apple campus, dozens of tech employers, and extensive retail and dining. Clarksville and Judges Hill on the west side of downtown offer proximity to the central business district with a quieter residential feel. Each of these areas has its own price range and character, so it is worth digging into the specifics depending on where you will spend most of your time.

The Austin metro is surrounded by strong suburban communities, each with a different feel. Round Rock, to the north along I-35, is one of the most established suburbs with a solid employment base of its own, including Dell Technologies’ headquarters. Cedar Park and Leander, further north along 183A, offer newer developments and access to the Capital Metro Rail. Georgetown, at the northern end of the corridor, has a charming historic square and has seen significant growth. To the south, Kyle and Buda are among the fastest-growing cities in Texas and offer more land for the money than areas closer to Austin. West of the city, Bee Cave, Lakeway, and Dripping Springs sit in the Hill Country with highly regarded schools and beautiful scenery, though commute times to central Austin are longer. Which suburb fits you best depends on your commute priorities, budget, and lifestyle preferences.

Austin is more affordable than cities like San Francisco, New York, Seattle, and Los Angeles, but it is meaningfully above the national average — and the gap has widened considerably since 2019. Home prices rose dramatically during the pandemic, and while they have moderated from their peak, they remain higher than they were five years ago. Groceries, utilities, and everyday expenses are generally in line with the national average. The big variable for most people is housing costs and property taxes. Texas has no state income tax, which can offset some of the higher housing expense depending on your income level, but it is worth doing a careful comparison based on your specific financial picture rather than assuming Austin is automatically a better deal than where you are coming from.

Property taxes in Travis County are higher than the national average — one of the trade-offs for living in a state with no income tax. The effective tax rate in Travis County typically falls between 1.7% and 2.2% of a home’s assessed value, depending on the specific taxing jurisdictions (city, county, school district, MUD, etc.) that apply to your property. On a $600,000 home, that translates to roughly $10,200 to $13,200 per year in property taxes. The Travis Central Appraisal District reassesses values annually, so your tax bill can change from year to year. Texas does offer a homestead exemption for your primary residence, which can reduce the taxable value of your home and cap how much the assessed value can increase each year. Applying for the homestead exemption after you purchase is an important step that many new homeowners overlook.

No. Texas is one of nine states with no state income tax, which is one of the most frequently cited reasons people relocate here. That said, the state funds its operations through other means — primarily property taxes and a higher-than-average sales tax rate. Whether the no-income-tax benefit outweighs the higher property tax burden depends on your income level and the value of the home you purchase. For higher-income earners, the savings can be substantial. For someone buying a more modest home, the math may be closer than it first appears. It is worth running the numbers for your specific situation before assuming the move will result in significant tax savings overall.

Austin has one of the strongest and most diverse job markets in the country. The technology sector anchors the economy, with major employers including Apple, Tesla, Dell Technologies, Oracle, Amazon, and dozens of mid-size and emerging tech companies. The University of Texas at Austin and other universities drive activity in education and research. Healthcare, government, and financial services also represent significant employment. The city went through a period of tech layoffs in 2022 and 2023 that tempered the breakneck growth of the pandemic era, but the overall labor market remains healthy and continues to attract companies and talent from across the country. If your work is in tech, healthcare, or education, Austin is generally a strong market to be in.

The Austin metro area is served by a number of well-regarded school districts. Eanes ISD, which serves the Westlake and Rollingwood areas, consistently ranks among the top-rated districts in Texas. Lake Travis ISD, serving the Bee Cave and Lakeway areas, has also earned strong academic ratings. Leander ISD has grown significantly and maintains strong performance ratings across its schools. Round Rock ISD is one of the larger and well-resourced districts in the metro area. Austin ISD, the largest district, includes a mix of schools across a wide range of performance levels — the quality of an individual school within AISD can vary considerably by campus, so researching specific schools within the district is worthwhile. Texas publishes annual ratings for every campus through the Texas Education Agency, which is a useful resource for comparing schools in any area you are considering.

Austin traffic is a real factor in daily life, and it is worth thinking carefully about where you live relative to where you work. I-35 running through the heart of the city is consistently one of the most congested corridors in Texas. MoPac (Loop 1) provides a western alternative but is also heavily used during peak hours. The major toll roads — 183A, the 130 Tollway, and 45 — provide significantly faster alternatives for many commutes and are worth considering if you are moving to a suburb north or east of the city. The Capital Metro system includes a commuter rail line connecting Leander to downtown Austin, which works well for commuters in that corridor. If your employer is in the Domain or North Austin tech corridor, living in North Austin or the northern suburbs can minimize time on the most congested stretches. The best approach is to do a realistic test of your expected commute at rush hour before committing to a specific area.

Austin has a subtropical climate with long, hot summers, mild winters, and two distinct shoulder seasons in spring and fall that many residents consider the best time of year. Summer temperatures regularly exceed 100 degrees and can stretch from June through September. Humidity is present but more moderate than Houston or the Gulf Coast. Winters are generally mild — freezing temperatures are infrequent — though Austin experienced a severe and damaging winter storm in February 2021 that highlighted vulnerabilities in the power grid and infrastructure. Since then, there has been significant work done on grid hardening, but it is a reasonable thing to ask about when evaluating a home’s backup power situation. Spring brings beautiful wildflowers and comfortable temperatures, but also storm season, which can include heavy rain, hail, and occasional tornado watches.

A few things worth knowing before you arrive: the heat is real, and most people acclimate but never fully adjust to a Texas summer. Property taxes are higher than what many transplants are used to — budget for them carefully. The city has grown dramatically over the past 15 years, and that growth has brought both vibrancy and growing pains in terms of traffic, housing costs, and infrastructure. Keep-Austin-Weird culture still exists, particularly in central Austin, but the city has also become home to major corporations and a much more diverse population than it was even a decade ago. Water is a consistent long-term concern in Central Texas given periodic drought conditions, and you will likely hear about water restrictions in dry years. On the positive side, Austinites tend to be welcoming to newcomers, the outdoor lifestyle is genuinely excellent, and the combination of job opportunities and quality of life keeps drawing people from around the country for good reasons.

Yes, and we help out-of-town buyers do this regularly. Most of the home buying process can be handled remotely. We offer video walkthroughs and can do FaceTime or Zoom tours of homes that interest you. All contracts in Texas can be signed electronically. The main steps that typically require you to be present — or to have a trusted local person present on your behalf — are the home inspection and the final walkthrough before closing. Some buyers choose to fly in specifically for those two events; others have a local contact handle them. Closing itself can be done with a mobile notary or through remote online notarization in most cases. If you are planning a remote purchase, being very clear upfront with your agent about your priorities, must-haves, and dealbreakers is the key to making it work well.

The pros are well-documented: no state income tax, a strong and diverse job market, world-class live music and food, the Hill Country within an easy drive, warm weather most of the year, and a culture that has historically embraced creativity and independence. The cons are equally real: summers are brutally hot, property taxes are high, traffic has worsened significantly with growth, and housing affordability has declined meaningfully from where it was a decade ago. The cost of living is no longer the bargain it once was compared to coastal cities, though it remains competitive in the context of job salaries available here. Whether Austin makes sense for you ultimately comes down to what you value most and what trade-offs you are willing to accept.

The decision usually comes down to a few key factors: budget, commute, space, and lifestyle preference. Living inside Austin — particularly in central, east, or south Austin — typically puts you closer to restaurants, entertainment, and cultural amenities, but you generally pay more per square foot and get less land. The suburbs offer more space for the money, newer construction in many cases, and their own commercial centers that have grown substantially in recent years. The trade-off is usually a longer commute to central Austin or downtown employers, and a more car-dependent lifestyle. Some suburban areas — particularly those along the 183A/Leander corridor with rail access — have improved commute options. There is no universally right answer. The best approach is to identify where you will spend most of your time day-to-day and work backward from there.

The most reliable way to understand your home’s market value is through a Comparative Market Analysis (CMA) prepared by a local real estate agent. A CMA looks at recent sales of homes comparable to yours in size, condition, location, and features, and gives you a realistic picture of what buyers are currently willing to pay. Online estimates from sites like Zillow or Redfin can be a starting point, but they are often inaccurate — sometimes significantly so — because they rely on algorithms that cannot account for the specific condition of your home, recent updates, or hyperlocal market dynamics. In a market that has shifted as much as Austin’s has over the past few years, an up-to-date CMA from someone who knows your specific neighborhood is worth far more than any automated estimate.

A Comparative Market Analysis, or CMA, is an evaluation of your home’s likely market value based on recent sales of similar homes in your area. Your agent will look at homes that have sold in the past three to six months that are comparable to yours in square footage, age, condition, lot size, and location. They will adjust for differences — a home with an updated kitchen, an extra bathroom, or a larger lot will be weighted accordingly. The result is a price range that reflects what current buyers in your market are actually paying, not an estimate based on what you paid years ago or what the county says your home is worth for tax purposes. A good CMA will also look at active listings (your competition) and expired listings (homes that did not sell) to give you a complete picture.

Historically, spring — particularly March through May — brings the strongest buyer activity, and homes listed during this window have tended to sell faster and closer to list price. Austin’s mild winter means buyer activity does not disappear the way it does in colder climates, so fall and even winter listings can perform well too. The bigger factors in today’s market are your specific price point, the condition of your home, and how it is priced relative to comparable homes. A well-prepared and well-priced home can sell in any month of the year. That said, if you have flexibility and are not under time pressure, spring remains the strongest window in Austin for generating multiple offers.

This has changed considerably from the 2020-2022 market, when homes regularly sold in days with multiple offers. As of 2026, days on market have normalized significantly. Well-prepared and well-priced homes in desirable areas still move relatively quickly, but the average days on market across the Austin metro is meaningfully higher than it was during the peak. Overpriced homes can sit for weeks or months without offers. The most reliable predictor of time on market is accurate pricing from the start. Homes that are priced correctly generate activity early; homes that start too high and require reductions often take longer and ultimately sell for less than they would have with a realistic starting price.

The most important thing to address before listing is deferred maintenance — anything that a buyer’s inspector is likely to flag. Leaking faucets, HVAC issues, roof concerns, or electrical problems can derail a deal or cost you at negotiation time. Beyond repairs, the updates with the strongest return in the Austin market tend to be fresh paint in neutral tones, updated light fixtures, and attention to curb appeal. Kitchen and bathroom updates can add value, but full renovations rarely recoup their full cost at resale — cosmetic refreshes tend to be more efficient. If you are unsure what to prioritize, a pre-listing walkthrough with your agent is one of the best investments of time you can make before spending money on updates.

Staging is not required, but the data consistently shows that staged homes sell faster and for more money than unstaged ones. At a minimum, decluttering and depersonalizing your home before it goes on the market makes a meaningful difference in how buyers respond to photos and in-person showings. Professional staging goes further — bringing in furniture and decor that helps buyers visualize how the space can be used. The cost of professional staging varies by home size and the scope of work, but it is often significantly less than the first price reduction you might face on an unstaged home. If full staging is not in the budget, virtual staging of listing photos is a cost-effective alternative.

Sellers in Texas typically pay 6% to 10% of the sale price in total costs at closing, though the exact amount depends on several factors. The largest portion is typically real estate agent commissions. Beyond that, sellers typically pay for title insurance (the owner’s policy), prorated property taxes, any HOA transfer fees, and potentially repairs or credits negotiated during the inspection period. You should also budget for prorated utilities and any outstanding liens or loans on the property that need to be paid off at closing. Your agent can prepare a net sheet — an estimate of what you will walk away with after all costs — once you have an offer in hand, so you know exactly what to expect before you agree to terms.

Texas requires most sellers to complete a Seller’s Disclosure Notice, which covers the known condition of the home including its structural components, roof, plumbing, electrical, HVAC, and any known defects or past repairs. This document protects both parties — it gives buyers important information about the home, and it protects sellers from claims of concealment after the sale. The key word is “known” — you are required to disclose conditions you are aware of, but you are not expected to have expert knowledge of every system in the home. Certain sellers, including estates, foreclosures, and new construction, may be exempt from the disclosure requirement. Completing the disclosure honestly and thoroughly is always the right approach. Buyers will conduct their own inspection, and undisclosed issues discovered post-closing can lead to costly legal disputes.

Yes. Selling as-is is a legal option in Texas, and it is sometimes the right choice depending on the condition of the home and your circumstances. It means you are not agreeing to make repairs as part of the sale, though buyers can still request them as part of their negotiations. Selling as-is does not eliminate the Seller’s Disclosure Notice requirement — you still need to disclose known issues. Buyers considering an as-is sale will typically price in the cost of repairs or updates
they will need to make, so you should expect the price to reflect the condition of the home. As-is sales tend to attract investors and buyers specifically looking for a project. Working with an agent who understands this segment of the market will help you price appropriately and find the right buyer.

Both approaches have real advantages and trade-offs. Selling first means you know exactly what you have to work with financially, you avoid carrying two mortgages, and you have a stronger negotiating position when buying because your offer is not contingent on your home selling. The downside is that you may need to rent temporarily or negotiate a leaseback from the buyers of your home while you search. Buying first means you can take your time finding the right next home without the pressure of having already sold. The risk is carrying two mortgages if your current home does not sell quickly, or facing pressure to accept a lower offer because you need to close. Bridge loans and other financing tools can help bridge the gap in some situations. We have helped clients successfully through both paths and can help you evaluate which approach fits your situation.

The list price is the asking price you set when your home goes on the market. The sale price is the final price agreed upon between you and the buyer after negotiation. In a strong seller’s market, homes frequently sell above list price. In a more balanced or buyer-friendly market, homes often sell at or below list price. The gap between average list price and average sale price is a useful indicator of market conditions in a specific area and price range. Your agent can show you the list-to-sale price ratio for comparable homes in your neighborhood, which is one of the most useful data points for setting a realistic listing price.

Real estate commissions in Texas are negotiable — there is no legally set rate. Historically, a total commission of 5% to 6% of the sale price was common, typically split between the listing agent and the buyer’s agent. The August 2024 NAR settlement changed how buyer’s agent compensation is handled. Sellers are no longer required to offer buyer’s agent compensation through the MLS, and buyers are now required to have a written agreement with their agent that outlines compensation before touring homes. In practice, many sellers still choose to offer compensation to the buyer’s agent because it can help attract a larger pool of buyers and stronger offers — but it is now a point of negotiation rather than a standard practice. When interviewing listing agents, ask specifically how they handle buyer’s agent compensation in the current market and how they would advise you on that decision.

After a home inspection, the buyer can submit a repair request asking you to address specific items. You are not obligated to agree to every repair, and how the negotiation goes depends on market conditions, the severity of the issues, and how motivated both parties are. You generally have three options: agree to make the repairs, offer a credit at closing in lieu of repairs, or decline. The buyer then decides whether to proceed with the purchase, negotiate further, or cancel the contract if they are still within the option period. Major issues that affect safety or habitability — structural problems, active roof leaks, HVAC failure — are generally worth addressing because they are also likely to come up in a future buyer’s inspection if the deal falls through. Cosmetic issues are more negotiable. Your agent can help you evaluate what is worth agreeing to and what is not.

If you have lived in your home as your primary residence for at least two of the past five years, you may be eligible to exclude a significant portion of your gain from federal capital gains taxes. As of 2025, the exclusion is $250,000 for single filers and $500,000 for married couples filing jointly. If your gain exceeds the exclusion, or if you do not meet the residency requirement, the excess is subject to capital gains taxes at either short-term or long-term rates depending on how long you owned the home. Texas does not have a state income tax, so there is no state-level capital gains tax to worry about. Capital gains tax situations can be complex, particularly for sellers who used the home as a rental, inherited it, or have significantly appreciated values. Please consult a tax professional or CPA for guidance specific to your situation.

A typical home sale in Austin moves through several phases. Preparation — repairs, staging, professional photography, and listing setup — usually takes two to four weeks depending on how much work the home needs. Once the home is active on the market, the timeline to receiving an acceptable offer varies widely based on pricing and conditions. After an offer is accepted, Texas contracts include an option period (typically five to ten days) during which the buyer completes inspections. Once the option period ends, the transaction moves to the loan and appraisal phase. Lenders generally need 21 to 30 days from contract to closing, assuming no complications. All in, from the time you start preparing your home to the day you hand over keys, most sellers should plan for 60 to 90 days, though it can be shorter with a well-prepared home and a cash buyer.

Since the August 2024 NAR settlement took effect, sellers are no longer required to offer buyer’s agent compensation through the MLS. Before the settlement, this was standard practice — the listing included a predetermined offer of compensation to whichever agent brought the buyer. That practice is now prohibited on MLS platforms. What this means for you as a seller is that buyer’s agent compensation is now something you decide on strategically, in consultation with your listing agent. Many sellers still choose to offer it because doing so typically attracts more buyers and can generate stronger offers — a buyer who would otherwise have to pay their own agent out of pocket may stretch further on price when that cost is covered. Your listing agent should be able to walk you through the trade-offs and help you decide what approach makes sense in the current market.

This is a question we are hearing more frequently, and it is an important one. Your Travis County assessed value is set by the Travis Central Appraisal District (TCAD) for property tax purposes. It is not the same as your home’s market value — the price a ready and willing buyer would pay today. Assessed values are based on a mass appraisal process that looks at broad market data, and they can lag behind, or in some cases overshoot, actual market conditions. During Austin’s rapid price run-up from 2020 to 2022, assessed values often trailed the market. In more recent years, particularly in certain neighborhoods, assessed values have climbed higher than what buyers are currently willing to pay based on actual comparable sales. Your agent’s suggested list price is based on a Comparative Market Analysis — real transactions involving real buyers and sellers in your specific area right now. That is a far more accurate picture of what your home will sell for than the county’s number. If you believe your assessed value is too high, you also have the right to protest it with TCAD, which can lower your property tax bill regardless of whether you are selling.

We serve buyers and sellers throughout Travis, Williamson, and Hays Counties, covering the full Austin metro area from Jarrell in the north to Kyle in the south, and from Elgin in the east to Dripping Springs and Spicewood in the west. If you are buying or selling outside of Central Texas, we also maintain relationships with trusted agents across the country. If you need a referral to a top-rated agent in another market, reach out — we are happy to connect you with someone who knows that area the way we know Austin.

Because we spend a lot of time out in the field with clients, email and text are the fastest and most reliable ways to reach us. You can email us at info@11OaksRealty.com or send a text to (512) 827-8323. We do our best to respond promptly to all inquiries and will get back to you as quickly as possible.

Yes. We work with both buyers and sellers throughout the Austin metro area, but always one side at a time — never both sides of the same transaction. Each client we take on gets our full, undivided representation with no conflict of interest. Having deep experience on both sides of the market is actually a real advantage: when we represent buyers, we understand how sellers think, and when we represent sellers, we know exactly what buyers are looking for. If you are planning to sell your current home and buy your next one at the same time, we can help you coordinate that process — we just work for you, not the other party.

We have been helping buyers and sellers since 1978. That kind of tenure in real estate means we have worked through multiple market cycles — the boom years, the corrections, the low-inventory frenzies, and the shifting conditions we see today. That experience informs how we advise clients, price homes, and set expectations. Real estate markets change, but the fundamentals of good representation do not.

Yes. Real estate is our full-time profession, not a side business. That matters because the Austin market moves quickly, and your agent needs to be available and attentive when opportunities arise or issues need to be addressed. You will not find us available only on weekends or after hours — we are working on behalf of our clients every day.

When you work with Eleven Oaks Realty, you are working directly with an experienced agent — not being handed off to a team member or a junior agent after the initial conversation. We do not operate like a high-volume production brokerage where the goal is to process as many transactions as possible. Our focus is on giving each client the time, attention, and honest guidance their situation deserves. We have been in this market long enough to give you real perspective — including the kind of candid advice that larger, more sales-driven operations sometimes avoid. If a home is overpriced, we will tell you. If the timing is not right, we will tell you that too. Our goal is a good outcome for you, not a fast commission.

Absolutely. First-time buyers are a meaningful part of our business, and we genuinely enjoy working with people who are going through the process for the first time. There is a lot to learn, and the stakes are high — we take that seriously. We will walk you through every step of the process, explain what is happening and why, and make sure you understand what you are signing before you sign it. If you have questions that feel basic or obvious, please ask them — there are no bad questions when you are making a decision this significant.

Yes, and this is actually one of the more complex situations we help clients through regularly. Coordinating the sale of your current home with the purchase of a new one involves careful timing, contingency planning, and sometimes creative financing solutions like bridge loans or negotiated leaseback arrangements. The right approach depends on your equity position, financial cushion, and how urgent your move is. We can help you map out the options and develop a strategy that gives you the best chance of a smooth transition without finding yourself in a difficult spot in the middle.

Yes. We regularly work with investors looking to purchase single-family homes in the Austin metro area as long-term rentals. Whether you are building a rental portfolio one property at a time or looking to add a duplex to your holdings, we can help you evaluate opportunities with a clear-eyed understanding of the Austin market — including realistic assessments of rental demand, price-to-rent ratios, and what to expect in specific neighborhoods and suburbs. If you are an investor with questions about where the Austin market makes sense for long-term rental strategy, we are happy to have that conversation.

Yes. Over the years we have built a network of local professionals we trust — lenders, home inspectors, title companies, contractors, and other vendors who work consistently and treat our clients well. We are happy to share referrals as needed throughout your transaction. These are professionals we have worked with directly and feel confident recommending, not simply names pulled from a list.

Yes. Whether you are thinking about buying, considering selling, or just trying to understand what the market is doing, we are happy to have a conversation with no obligation attached. Reach out by email at info@11OaksRealty.com or text us at (512) 827-8323 and we can find a time to connect.

Renting is a specialized area of real estate, and in Texas it operates quite differently from buying and selling. Our expertise is in representing buyers and sellers, and that is where we focus our energy. If you are in a position where renting makes more sense right now, we are happy to point you toward agents and resources who specialize in that area. And when the time comes to buy, we will be here. Reach out at info@11OaksRealty.com or text (512) 827-8323 and we can point you in the right direction.