Eleven Oaks Realty is proud to present their December 2025 Austin Multi Family Real Estate Price Report measuring activity in the Austin multi family market. This report includes all multi family properties (duplex, triplex and quadplex) that sold in December 2025.
The Multi Family Market is a Balanced Market
In December 2025, there were 6.42 months of inventory on the multi family market, showing a 15.86% decrease in month over month comparisons. The average sold to list price was 94.4%, down 0.29% in month over month comparisons. The median time to sell a multi family home was 61 days, up 38.64% in month over month comparisons. The median sold price was $645,750, up 9.91% in month over month comparisons.
What these numbers mean for buyers
- You have negotiating leverage. The average sold-to-list ratio is 94.4% (and sellers received about 90.06% of original list price on average), which is the clearest “price-discovery” signal in the report: buyers are not routinely paying asking price.
- Market pace supports due diligence. The median time to sell is 61 days and average days-on-market in the sales table is 65, which generally means fewer “must-decide-today” situations and more room to negotiate repairs/terms.
- Inventory levels are not tight. 6.42 months of inventory is positioned as a balanced market, but it’s still a supply level that typically reduces bidding-war pressure compared to low-inventory conditions.
- Price signals are mixed in a buyer-helpful way. While the median sold price is up to $645,750 (up 29.6% YoY), the median price per square foot is down to $233 (down 7.5% YoY)—a meaningful counter-signal that buyers are not consistently stretching on “unit economics” the way they would in a hotter market.
- You can shop a market with softer demand. Sales are down (16 sold vs 24 last year, -33.3%) and total dollar volume is down (-25.5% YoY), which typically translates into more seller motivation and more opportunities to negotiate.
What these numbers mean for sellers
- You can still sell at strong headline prices—if you price correctly. The median sold price rose to $645,750(+29.6% YoY, +9.9% MoM). That’s real price strength in closings, even while activity is slower.
- But buyers are pushing back on pricing. With a 94.4% average sold-to-list and ~90% of original list price, sellers should expect negotiations, concessions, and price reductions to be part of the process—especially if starting price is aspirational.
- Liquidity is lower than last year. With fewer closed sales (-33.3% YoY) and lower total sales volume (-25.5% YoY), the market is simply moving fewer properties. That means positioning and execution matter more: condition, pricing, and terms will determine whether you’re one of the listings that closes.
- Expect a longer runway than the prior month. The median time to sell increased 38.6% MoM to 61 days, signaling momentum slowed from November even though the year-over-year comparison improved. If you’re timing a sale around a deadline, this number argues for building in more buffer.
- Competition exists even with fewer new listings. New listings were down (24, -7.7% YoY, -40% MoM), but active listings were still slightly higher YoY (145, +2.8% YoY). Practically, that means buyers still have options, so your listing needs a clear “why this one” story.
Median Price Up 29.6%
In December 2025, the median price for a multi family property in Austin was $645,750 compared to $498,250 in December 2024 showing a 29.6% increase in year over year numbers. Last month the median sold price for a multi family home was $587,500, showing a 9.9% increase in month over month comparisons.
33.3% Decrease in Number of Sold Properties
In December 2025, there were 16 multi family properties that sold compared to 24 in December 2024, showing a 33.3% decrease in year over year numbers. Last month there were 18 multi family properties that sold, showing an 11.1% decrease in month over month comparisons.
2.6% Decrease in Average Sold to List Price
In December 2025, the average sold to list price for a multi family property in Austin was 94.41% compared to 96.9% in December 2024 showing a 2.6% decrease in year over year numbers. Last month the average sold to list price was 94.68%, showing an 0.3% decrease in month over month comparisons.
12.9% Decrease in Median Time to Sell
In December 2025, the median time to sell a multi family property in Austin was 61 days compared to 70 days in December 2024, showing a 12.9% decrease in year over year numbers. Last month the median time to sell a multi family property was 44 days, showing a 38.6% increase in month over month comparisons.
7.5% Decrease in Median Price Per Square Foot
In December 2025, the median price per square foot for a multi family property in Austin was $233 compared to $252 in December 2024, showing a 7.5% decrease in year over year numbers. Last month the median price per square foot was $249, showing a 6.4% decrease in month over month comparisons.
25.5% Decrease in Total Sales Volume
In December 2025, the total sales volume for multi family properties in Austin was $10,320,000 compared to $13.87MM in December 2024, showing a 25.5% decrease in year over year numbers. Last month the total sales volume was $11.5MM, showing a 10.2% decrease in month over month comparisons.
6.3% Increase in Months Supply of Inventory
In December 2025, there were 6.42 months of inventory on the Austin multi family market compared to 6.04 months in December 2024, showing a 6.3% increase in year over year numbers. Last month there were 7.63 months of inventory on the market, showing a 15.9% decrease in month over month comparisons.
25% Decrease in Number of New Pending Listings
In December 2025, there were 18 multi family properties that accepted a contract compared to 24 in December 2024, showing a 25% decrease in year over year numbers. Last month there were 22 multi family properties that accepted a contract, showing an 18.2% decrease in month over month comparisons.
6.4% Decrease in Median Active List Price
In December 2025, the median active list price for a multi family property in Austin was $599,000 compared to $640,000 in December 2024, showing a 6.4% decrease in year over year numbers. Last month the median active list price was $598,000 showing an 0.2% increase in month over month comparisons.
7.7% Decrease in Number of New Listings
In December 2025, there were 24 listings introduced to the market compared to 26 listings in December 2024, showing a 7.7% decrease in year over year numbers. Last month there were 40 listings introduced to the market, showing a 40% decrease in month over month comparisons.
2.8% Increase in Number of Active Listings
In December 2025, there were 145 multi family properties actively listed on the market in Austin compared to 141 in December 2024, showing a 2.8% increase in year over year numbers. Last month there were 176 properties actively listed on the market, showing a 17.6% decrease in month over month comparisons.
December 2025 Austin Multi Family Real Estate Price Report – Strictly Numbers
For those of you who prefer to see the actual numbers, we’ve included the figures for December 2025 Austin multi family sales below. The most expensive property that sold in December 2025 sold for $1,135,000 and the least expensive multi family property sold for $272,000. Multi family properties ranged in size from 1,148 sqft – 3,968 sqft with an average size of 2,358 sqft. The average price per square foot for a multi family property that sold in Austin in December 2025 was $276.92 with the lowest being $120.14/sqft and the highest being $447.56/sqft. It took, on average, 84 days to sell a multi family property in Austin and sellers received, on average, 90.06% of their original list prices.
| | SqFt | List Price | LP/SqFt | Sold Price | SP/SqFt | SP/LP | SP/OLP | ADOM |
|---|---|---|---|---|---|---|---|---|
| Min | 1,368 | $325,000 | $150.96 | $325,000 | $144.91 | 78% | 64% | 5 |
| Max | 3,968 | $1,090,000 | $615.75 | $924,000 | $599.32 | 103% | 102% | 200 |
| Avg | 2,256 | $669,415 | $313.73 | $626,150 | $294.41 | 94.15% | 88.15% | 65 |
| Med | 2,098 | $599,000 | $256.38 | $593,750 | $254.10 | 96% | 90% | 39 |
| Search Criteria | |||
|---|---|---|---|
| Status | Sold | Sold Date | December 2025 |
| Property Type | Multi Family | Number Sold | 20 |
| Source: | ABoR Sales Data | Area | Austin |
Reading the Market Direction Strictly from the Numbers
1) Balance on paper, leverage in practice
The Austin multi family market is balanced at 6.42 months of inventory. But the pricing metrics show buyers are consistently buying below ask (94.4% sold-to-list) and sellers are receiving about 90% of original list price on average. That combination usually reads as: balanced inventory, buyer-leaning negotiations.
2) Prices rose, but demand cooled
A 29.6% YoY jump in the median sold price sounds like a seller’s market headline—until you pair it with:
- -33.3% YoY in number of sold properties (less turnover)
- -25.5% YoY in total sales volume (less money transacting overall)
- -2.6% YoY in sold-to-list (buyers paying a lower fraction of ask than last year)
So the market is posting a higher median close, but with fewer deals and more discounting—more consistent with a market where only well-positioned properties clear at strong prices, while others sit or need adjustments.
3) Unit economics softened even as the median sale price rose
The median $/sqft fell to $233 (-7.5% YoY). Without adding assumptions beyond the data, the takeaway is simple: buyers, on average, are paying less per square foot than a year ago, which supports the idea that buyers are being more price-sensitive—even if the headline median sale price is higher.
4) Pipeline is thinner
New pending listings were down (18, -25% YoY) and new listings were down (24, -7.7% YoY). That’s a “smaller pipeline” signal: fewer properties are entering contract and fewer are hitting the market. In a vacuum, that could tighten conditions, but December still shows meaningful buyer leverage via discounts and time on market.
Is it time to buy or sell (based strictly on the numbers)?
If you’re a buyer: the numbers argue it’s a favorable time to buy because inventory is balanced-to-slightly high (6.42 months), marketing time is not fast (61 days median), and buyers are transacting below list (94.4% sold-to-list; ~90% of original list on average).
If you’re a seller: the numbers argue it’s a workable time to sell, but not a seller-advantaged one. You still have strong median closing prices ($645,750; +29.6% YoY), but you should expect negotiation (sub-95% sold-to-list), a longer runway than last month (61 days, +38.6% MoM), and reduced liquidity (fewer sales and lower volume YoY).
Buyer Action items
- Negotiate price and terms based on the discount trend (sold-to-list 94.4%; ~90% of original list on average).
- Use time-to-sell as leverage: with 61 median days, push for inspections, repairs, credits, and cleaner contract terms.
- Focus on $/sqft discipline: the median $/sqft is down YoY, so anchor offers to realistic unit economics rather than last year’s pricing expectations.
- Be selective: fewer sales (16) means not everything is clearing—prioritize properties that justify price through condition and comparables.
Seller Action items
- Price to the market you’re in, not the market you remember: buyers are paying ~94% of list on average, so leave room for negotiation without starting too high.
- Plan for a longer timeline: median 61 days (up sharply MoM) argues for earlier listing prep and more runway if you have a deadline.
- Win on certainty and condition: with fewer total buyers (sales and volume down YoY), reducing friction (repairs, disclosures, accessibility) improves your odds of being one of the closings.
- Compete thoughtfully: even with fewer new listings, there were 145 active listings—buyers have choices, so your presentation and pricing have to earn the contract.
Final word on the market
December 2025 shows an Austin multifamily market that’s balanced by inventory but tilting toward buyers in negotiations: sales are closing below list, and days-on-market support a deliberate pace. At the same time, the median sold price is still notably higher than last year, which means sellers can achieve strong outcomes—just not without pricing discipline and strong execution.
Questions About the December 2025 Austin Multi Family Real Estate Price Report?
Do you have questions about this December 2025 Austin Multi Family Real Estate Price Report? Call us at (512) 827-8323 or email us at info@11OaksRealty.com.
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