Eleven Oaks Realty is proud to present their August 2025 Austin Luxury Real Estate Price Report measuring market activity in the Austin area single family home market priced at $1 million or over. Our August 2025 Austin Luxury Real Estate Price Report covers the luxury market in the following Austin metro area counties: Travis, Williamson and Hays.
7.75% Decrease in Median Sold Price
In August 2025, the median sold price for a luxury home in Austin was $1,322,500 compared to $1,425,000 in August 2024, showing a 7.75% decrease in year over year numbers. Last month the median sold price was $1,356,000, showing a 2.5% decrease in month over month comparisons.
18.6% Increase in Number of Austin Luxury Home Sales
In August 2025, there were 268 luxury homes that sold in Austin compared to 226 in August 2024, showing an 18.6% increase in year over year numbers. Last month there were 230 luxury homes that sold, showing a 16.5% increase in month over month comparisons.
11.7% Increase in Median Time to Sell an Austin Luxury Home
In August 2025, the median time to sell a luxury home in Austin was 60 days, compared to 53 in August 2205, showing an 11.7% increase in year over year numbers. Last month the median time to sell a luxury home in Austin was 40 days, showing a 33.3% increase in month over month comparisons.
August 2025 Austin Luxury Market Sales Breakdown
In August 2025, 13 (4.69%) of the 277 luxury single family homes that sold that were priced at $1,000,000 or higher at the time of contract sold for less than $1MM. 100 (36.1%) of the luxury homes sold for between $1-$1.19MM, 53 (19.13%) of the luxury homes sold for $1.2-$1.39MM and 111 (40.07%) sold for $1.4MM or more. You’ll see a heat map of median sale pricing where you see the most expensive luxury homes sold in Central and West Austin.
Luxury Market Pricing – Median Sold Price Over 3 Years
This chart shows the median sales price for Austin luxury homes over the last three years.
Austin Luxury Median & Average Sale Price and $/SqFt By Year
Here is a five year look back on the Austin luxury market with median and average price per square foot by year on the left graph and $/sqft by year on the right graph.
Austin Luxury Market Activity
Here is an 11 month look at the number of sales, total sales volume, median price, average price and average price per square foot in the Austin luxury market.
Austin Luxury Buyer Demand
This chart compares a three year look back on % list to close rates and %over/under asking price for Austin luxury homes. As the close rate increases, the % under asking decreases, which is what we would expect.
Austin Luxury Days on Market – Median vs Average
This chart shows how fast listings go under contract compared to previous years. As we head into Q4 of 2025, we see time to sell increase, which is the seasonality we have seen for the last several years. Buyers tend to take longer making decisions towards the end of the year than they did in spring, when demand was stronger.
Luxury Buyer Demand by Price Range
This chart looks at buyer demand by price range. The $800k-$999k sector is only included because those homes were listed at $1MM or more when they sold. This is not the full picture of that segment of the market. Those had the largest segment under asking, but those numbers are a little skewed as they only factored in homes that were listed at $1MM or above.
The $1.2MM-$1.39MM segment is the fastest moving, with 40 median days on market, followed by the $1MM-$1.19MM and $1.4MM+ segments which both showed a median 61 days on market. Buyers for luxury homes in the $1MM-$1.19MM segment were able to negotiate an average 5.18% off list price. Buyers for luxury homes in the $1.2MM-$1.39MM segment were able to negotiate an average 5.16% off list price and buyers in the $1.4MM+ segment were able to negotiate an average 4.85% off list price.
Austin Luxury Monthly Inventory
In August 2025 there were 315 new luxury listings, up 5% from previous year. There were 207 luxury homes that accepted a contract, up 16.9% from the previous year. There is currently 5.72 months supply of inventory and 1,584 active luxury homes. 24.8% of those active are priced from $1MM-$1.19MM, 18.9% are priced between $1.2MM-$1.39MM and 56.3% are priced at $1.4MM or above.
Months Supply of Luxury Inventory by Price and Asking Price
This chart breaks down the months supply of inventory by segment. This month we saw the leanest segment of the market to be $1MM-$1.19MM with 3.7 months of inventory, which classifies it a seller’s market. The $1.2MM-$1.39MM segment saw 4.8 months of inventory, which classifies it as a seller’s market also. The $1.4MM and above segment saw 7.7 months of inventory, which is classified as a buyer’s market. The chart on the right plots median parking price, average asking price and asking $/sqft.
New Austin Luxury Listings
This chart maps the new listings by month over the past 3 years. April 2025 was the highest number of new luxury listings we have seen introduced to the market in the last 3 years. August 2025 saw 315 new listings compared to 300 in August 2024 and 386 in August 2023, which shows a 4.8% increase from 2024 and a 22.5% decrease from 2023.
Number of Luxury Listings that Accepted a Contract
In August 2025, there were 207 luxury homes that accepted a contract compared to 177 in August 2024 and 189 in August 2023. 2025 saw an 14.5% increase in luxury homes that accepted a contract from 2024 and an 8.7% increase from 2024.
August 2025 Active Price Drop Info
As of September 9. 2025, there were 1,585 luxury homes actively for sale. Of those, 817 of them, or 52%, had a price drop. The average price drop was 9% and it took a median of 19 days for sellers to drop the price. Of the 277 August 2025 sales, 154 of them had a price drop with an average of 9%. If you break it down by price tier, homes priced from $1MM-$1.19MM had 340 luxury homes actively listed, 206 (61%) of which had a price drop. The average price drop for homes in this luxury segment was 9%. In the $1.2MM-$1.39MM category, there were 285 homes actively listed for sale and 165 (58%) of them had an 8%, on average, price drop. In the $1.4MM+ segment, there were 960 actively listed luxury homes. Of those, 446 (46%) had a 10%, on average, price drop.
August 2025 Price Drop Outcomes
In August there were 277 luxury homes that sold. 154 of them had to have a price reduction before accepting a contract and the average price drop was 9%. Home that went under contract after a price reduction, took a median of 31 days after the price drop to find a buyer.
Austin Luxury Home Price Drops Over Time
This quarter (Q3 2025) we’ve seen 827 price drops with an average 8.70% reduction. Sellers are utilizing price drops when they need to attract more attention on their listings, but they are making smaller reductions than they were a few years ago.
August 2025 Austin Luxury Market Temperature
In August, the median days on market, 58 days, fell in balanced market territory while sellers received, on average, 5.3% under asking.
Austin Luxury Market Pricing
In August 2025, we dipped into the historically lower range with both median sale price and price per square foot. The median sold price in August 2025 was $1,299,000. In terms of price per square foot, we are saw that number drop to below the historically lower boundary and this month we saw just about $450/sqft for a luxury home.
August 2025 Austin Luxury Market County Comparison
In August 2025, there were 211 luxury homes in Travis County that sold, 33 luxury homes in Williamson County and 33 luxury homes in Hays County. The map to the right shows the head map of median sold prices. The darker the color the closer to $1MM the median sold price was in the area and the light, the closer to $2 and the orange is circling around $2.2MM-$2.3MM.
Median Pricing By County
Here is a 10 year history of the median price of luxury homes separated by County. Travis County is the dark grey line, which is on top. Hays is the orange line and Williamson County is the dark green line (bottom of the chart).
Luxury Average Price Per Square Foot
This chart compared the average price per square foot of a luxury home separated by county from 2015 to 2025.
Austin Luxury Median Days on Market by County
Here is a chart of the median days on market by county from 2015 to 2025. We are seeing median days on market come down a bit from the increase in 2023 and 2024. 2021 and 2022 were considered the peak of the Austin market, which coincides with the lowest median time to sell we’ve seen.
Heat Maps – Luxury Median Days on Market and $Over/Under Asking
This first set of maps shows the median days on market by area. The blue is the longest days on market and the red is the shortest median days on market. The chart to the right shows the % under asking (nothing sold over asking). The blue shows a higher discount negotiated by buyers and red shows the least discount negotiated by buyers.
Number of Sales and Median Sale Price
These charts show the concentration of luxury home sales (the greatest number of luxury sales is located in Central and West Austin) and the median sales price. The highest median sales prices for luxury homes are again found in Central and West Austin.
Buyer Demand by County Median Days on Market vs % Under Asking
This chart shows the comparison of buyer demand now using median days on market and % under asking. Hays County favors buyers most strongly with a median time to sell of 62 days and buyers being able to negotiate 4% off asking. Travis County follows next, still favoring buyers, with a median time to sell of 61 days and buyers being able to negotiate 5.44% off list price. Williamson County, with its low median days on market (40 days) and buyers being able to negotiate about 5.63% off list price, favors sellers.
Key Market Stats
- Median Sale Price: $1,299,000 (down 6.1% year-over-year)
- Total Sales Volume: $432M (up 12.7% year-over-year)
- Number of Sales: 277 sales (up 18.9% from last year)
- Price per Square Foot: $450 (down 2.3% year-over-year)
- Median Days on Market: 58 days, up slightly from 55 last year
- % Over/Under Asking: Homes closed at 5.29% below asking on average
By County
- Travis County: 211 sales (+17.9%), median $1.375M (-8.3%), DOM 61.
- Williamson County: 33 sales (+3.1%), median $1.1M (-4.3%), DOM 40.
- Hays County: 33 sales (+50%), median $1.16M (-9.4%), DOM 62
By Zip Code (Top Luxury Areas)
- 78746 (West Lake Hills/West Austin): Median $1.83M (-26.8% YOY), 30 sales.
- 78704 (South Austin): Median $1.4M (-18.8% YOY), 26 sales.
- 78738 (Bee Cave/Lakeway): Median $1.225M (-7.2% YOY), 24 sales.
- 78703 (Tarrytown/Old West Austin): Median $1.695M (-3.1% YOY), 13 sales.
- 78733 (West Austin/Off Cuernavaca): Median $1.675M (+58% YOY), 9 sales
Market Analysis
Balancing Act: Prices vs. Sales
Even though the median sales price dipped 6.1% year-over-year, the number of sales climbed nearly 19%, showing stronger buyer activity despite softer pricing. Luxury buyers are negotiating harder—on average, homes closed about 5% below list price.
County Trends
- Travis County remains the most active and competitive, with over 75% of luxury transactions.
- Hays County stands out for growth in sales (+50%), but median prices dropped the most (-9.4%). Buyers are flocking south for relative value.
- Williamson County shows steadier conditions, with modest sales growth and moderate price declines.
Neighborhood Patterns
Premium zips like 78746 and 78704 saw sales volume jump but with significant price declines, suggesting buyers are shopping in traditionally high-demand areas but unwilling to pay 2021–2022 peak premiums. Meanwhile, 78733 (West Austin/Off Cuernavaca) saw sharp appreciation (+58%)—a sign of renewed demand for lake and Hill Country-adjacent luxury properties.
Supply & Inventory
- Months of Supply: 5.7 months overall (balanced-to-buyer-leaning)
- $1M–$1.19M: 3.7 months (seller-leaning)
- $1.2M–$1.39M: 4.8 months (balanced)
- $1.4M+: 7.7 months (buyer’s market)
- New Listings: 315 in August (+5% YOY)
- New Under Contracts: 208 (+17.5% YOY)
This shows more supply entering the market, but buyer demand is keeping pace, preventing a deeper correction.
Tips for Buyers
- Leverage Negotiating Power: With homes selling ~5% below list on average, buyers can push for concessions (closing costs, inspection repairs).
- Target Higher Price Points: The $1.4M+ segment has 7.7 months of supply—buyers here hold the most leverage.
- Be fast in tight bands. $1.0–$1.19M (3.7 MOS) moves quicker; pre-underwrite and use flexible close/lease-back terms to win without overpaying.
- Look at Hays & Williamson Counties: Lower prices and growing inventory mean opportunities for value buyers who want luxury without Austin’s premium.
- Act on Price Drops: Half of listings saw a price cut, typically ~9%. Monitoring reductions can uncover strong deals.
- Watch micro-trends weekly. Median DOM and % under-ask swing by week; write offers when DOM inflects higher in your target zip/price.
Tips for Sellers
- Price Strategically: Overpricing leads to ~19 days before a price cut, and discounts average 9%. Pricing realistically from the start attracts serious buyers faster.
- Market Differentiation: In competitive areas like 78704 and 78746, highlight unique features—views, modern finishes, or outdoor living spaces—to stand out.
- Stage for Value: With buyers negotiating hard, staging and presentation help justify asking prices and shorten time on market.
- Prepare for Longer DOM in Upper Tiers: Sellers in the $1.4M+ range should anticipate slower absorption and plan for holding costs.
- Band strategy: In $1.4M+ (7.7 MOS), consider value-anchored pricing + upfront incentives (rate buydown, landscape/fence/pool credit) to shorten time-to-contract. In $1.0–$1.39M (3.7–4.8 MOS), crisp pricing + premium presentation still produce faster, stronger terms.
August 2025 Austin Luxury Market: Looking Ahead
The Austin luxury market is in a transition phase—volume is rising but at softer prices. Buyers are back in the market, but they’re disciplined, selective, and value-conscious. Sellers who adapt to realistic pricing and invest in presentation will still see successful outcomes, while buyers enjoy more negotiating power than at any point since 2020.
- For move-up buyers: The $1.4M+ tier’s 7.7 MOS and ~-5% negotiation window make rate buydowns + repairs/credits feasible—especially on listings past day 20 without adjustments.
- For sellers of renovated or turnkey homes: Lean into condition and pre-market prep; in $1.0–$1.39M, you can still achieve swift outcomes with right-sized pricing and elite presentation.
- For investors: Focus on high-volume zips with YoY median compression (78746/78704/78738) for value-add plays; your exit is supported by throughput even as medians reset.
Austin Luxury Home Sales August 2025
Here is some additional data on the 265 luxury homes that sold in Travis, Williamson and Hays Counties in August 2025. These 265 homes sold for $1 million or more.
- 3 luxury homes that sold were Foreclosure (Bank Owned)
- 14 luxury homes were Waterfront
- 88 luxury homes were in the Austin ISD
- 24 luxury homes were in the Dripping Springs ISD
- 38 luxury homes were in the Eanes ISD
- 9 luxury homes were in the Georgetown ISD
- 0 luxury homes were in the Hays ISD
- 41 luxury homes were in the Lake Travis ISD
- 30 luxury homes were in the Leander ISD
- 8 luxury homes were in the Round Rock ISD
- 0 luxury homes were in the San Marcos ISD
- 6 luxury home was in the Wimberley ISD
- 30 luxury homes were in Gated Communities
- 147 luxury homes were in HOA’s
- 129 luxury homes had Pools
- 85 luxury homes were on Septic Systems
- 202 luxury homes that sold were located in Travis County
- 32 luxury homes that sold were located in Williamson County
- 31 luxury home that sold were located in Hays County
Source: ACTRIS, Home Sales in Travis, Williamson and Hays County Over $1 Million in August 2025
August 2025 Austin Luxury Home Sales Map
All of the Austin luxury single family homes that sold in August 2025 were west of 130 (with the exception of 4), south of 138 and north of 150 (with the exception of 4). Here is a map of the 265 luxury homes that sold in Austin in August 2025.
August 2025 Luxury Real Estate Price Report – Strictly Numbers
For those of you who prefer to see the actual numbers, we’ve listed the figures for August 2025 Austin area luxury home sales below. The most expensive luxury home that sold in August 2025 sold for $6,400,000 and the least expensive luxury home sold for $1,000,000. Austin luxury homes ranged in size from 1,508 sqft – 8,321 sqft with an average size of 3,638 sqft. The average price per square foot for a luxury home that sold in Austin in August 2025 was $450.96 with the lowest being $164.22/sqft and the highest being $1,442.87/sqft. It took, on average, 70 days to sell a luxury home in Austin and sellers received, on average, 90.41% of their original list prices.
| | Beds | Baths | SqFt | List Price | LP/SqFt | Sold Price | SP/SqFt | SP/LP | SP/OLP | ADOM |
|---|---|---|---|---|---|---|---|---|---|---|
| Min | 3 | 2 | 1,508 | $980,000 | $182.89 | $1,000,000 | $164.22 | 71% | 61% | 0 |
| Max | 7 | 8 | 8,321 | $6,995,000 | $1,627.88 | $6,400,000 | $1,442.87 | 131% | 131% | 527 |
| Avg | 4 | 4 | 3,638 | $1,674,393 | $477.39 | $1,582,214 | $450.96 | 94.99% | 90.41% | 70 |
| Med | 4 | 4 | 3,586 | $1,379,000 | $425.20 | $1,315,000 | $404.06 | 95% | 91% | 60 |
| Search Criteria | |||
|---|---|---|---|
| Status | Sold | Sold Date | August 2025 |
| Property Type | Single Family Homes $1MM+ | Number Sold | 265 |
| Source: | ABoR Sales Data | Area | Travis, Hays, Williamson Counties |
Luxury Homes for Sale Around Austin
Here is a map of the 1,585 luxury homes for sale in the Austin area as of September 9, 2025. 1,164 are located in Travis County, 223 in Williamson County and 198 in Hays County. Here is a map.
Considering Buying or Selling a Luxury Home in Austin?
Our team of Austin luxury real estate market specialists know the market well and can help you get the best deal possible. For more info about our team and how we work, check out our Austin Home Buyers and our Austin Home Sellers sections. Then, call us at (512) 872-8323 or email us at info@11OaksRealty.com to schedule a consultation.
Questions About the August 2025 Austin Luxury Real Estate Price Report?
Do you have questions about the August 2025 Austin Luxury Real Estate Price Report? Call us at (512) 827-8323 or email us at info@11OaksRealty.com and we’ll help you in any way we can.
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