Eleven Oaks Realty is proud to present their July 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 July 2025 Austin Luxury Real Estate Price Report covers the luxury market in the following Austin metro area counties: Travis, Williamson and Hays.
3.4% Decrease in Median Sold Price of Austin Luxury Homes
In July 2025, the median sold price of a luxury home in Austin was $1,350,000 compared to $1,397,500 in July 2024, showing a 3.4% decrease in year over year numbers. Last month the median sold price of a luxury home in Austin was $1,358,000 showing an 0.6% decrease in month over month comparisons.
1.3% Decrease in the Number of Austin Luxury Home Sales
In July 2025, there were 227 luxury homes that sold compared to 230 in July 2024, showing a 1.3% decrease in year over year numbers. Last month there were 253 Austin luxury homes that sold, showing a 9.1% decrease in month over month comparisons.
No Change in Median Time to Sell an Austin Luxury Home
In July 2025, the median time to sell an Austin luxury home was 39 days compared to 39 days in July 2024, showing no change in year over year numbers. Last month the median time to sell a luxury home in Austin was 35 days, showing an 11.4% increase in month over month comparisons.
July 2025 Austin Luxury Market Sales Breakdown
In July 2025, 7 (3%) of the 233 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. 65 (27.9%) of the luxury homes sold for between $1-$1.19MM, 53 (22.75%) of the luxury homes sold for $1.2-$1.39MM and 108 (46.35%) 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 sale prices 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. 2025 continues to show shorter sell times indicating the best homes are selling faster. The market may have slowed, but buyers are making decisions quickly.
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 $1MM-$1.19MM segment is the fastest moving, with 32 a median days on market, followed by the $1.2MM-$1.39MM which showed a median 34 days on market and finally the $1.4MM and above segment showed a median 43 days on market. Buyers for luxury homes in the $1MM-$1.19MM segment were able to negotiate an average 6.11% off list price. Buyers for luxury homes in the $1.2MM-$1.39MM segment were able to negotiate an average 3.76% off list price and buyers in the $1.4MM+ segment were able to negotiate an average 4.97% off list price.
Austin Luxury Monthly Inventory
In July 2025 there were 442 new luxury listings, up 30.8% from previous year. There were 281 luxury homes that accepted a contract, up 39.8% from the previous year. There is currently a 7.49 months supply of inventory and 1,745 active luxury homes. 30.37% of those active are priced from $1MM-$1.19MM, 20.55% are priced between $1.2MM-$1.39MM and 49.08% 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 $1.2MM-$1.39MM with 5.4 months of inventory, which classifies it a balanced market. The $1MM-$1.19MM segment saw 6.5 months of inventory, which barely classifies it as a buyer’s market. The $1.4MM and above segment saw 9.0 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. July 2025 saw 442 new listings compared to 338 in July 2024 and 394 in July 2023, which shows a 30% increase from 2024 and a 12% increase from 2023.
Number of Luxury Listings that Accepted a Contract
In July 2025, there were 281 luxury homes that accepted a contract compared to 201 in July 2024 and 222 in July 2023. 2025 saw an 39.8% increase in luxury homes that accepted a contract from 2024 and a 26.6% increase from 2024.
July 2025 Active Price Drop Info
In July 2025, there were 1,746 luxury homes actively for sale. Of those, 910 of them, or 52%, had a price drop. The average price drop was 9% and it took a median of 20 days for sellers to drop the price. Of the 233 July 2025 sales, 113 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 370 luxury homes actively listed, 221 (60%) 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 322 homes actively listed for sale and 177 (55%) of them had an 8%, on average, price drop. In the $1.4MM+ segment, there were 1,054 actively listed luxury homes. Of those, 512 (49%) had a 10%, on average, price drop.
July 2025 Price Drop Outcomes
In July there were 233 luxury homes that sold. 118 of them had to have a price reduction before accepting a contract and the average price drop was 8%. Home that went under contract after a price reduction, took a median of 30 days after the price drop to find a buyer.
Austin Luxury Home Price Drops Over Time
Thee start of this quarter (Q3 2025) we’ve seen 538 price drops with an average 8.58% 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.
July 2025 Austin Luxury Market Temperature
In July, the median days on market, 40 days, fell in balanced market territory while sellers received, on average, 5.2% under asking.
Austin Luxury Market Pricing
In July 2025, we are hovering right in the middle between the historically higher and historically lower ranged with a median sold price of $1,350,000. Last fall and winter saw some variation from historically higher in fall to historically lower as we got deeper into winter. When you look back at previous years, we saw some of the same trends. The higher prices tend to occur in spring and early fall, while the lower numbers tend to occur in winter. In terms of price per square foot, we are seeing that number hover around the historically lower boundary and this month we saw just about $460/sqft for a luxury home.
July 2025 Austin Luxury Market County Comparison
In July 2025, there were 180 luxury homes in Travis County that sold, 25 luxury homes in Williamson County and 28 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. After the peak in 2021-2022, we’ve seen a gradual increase in median days on market for Austin luxury homes but still aren’t to the levels of 2015-2017 were the median time to sell was over 100 days.
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 37 days and buyers being able to negotiate 3.78% off asking. Travis County follows next, leaning towards favoring sellers, with a median time to sell of just about 29 days and buyers being able to negotiate about 4.94% off list price. Williamson County, with its low median days on market (~27 days) and buyers only being able to negotiate about 4.49% off list price, favors sellers.
July 2025 Key Austin Luxury Market Stats
| Metric | Value | YoY Change |
|---|---|---|
| Median Sale Price | $1,350,000 | 0.0% |
| Total Sales | 233 | -3.7% |
| Average Sale Price | $1,635,287 | +3.6% |
| $/SqFt | $460 | -0.2% |
| Median Days on Market | 40 | ±0 |
| % Over/Under Asking | -5.2% | -0.1% |
| New Listings | 442 | +30.8% |
| New Contracts | 281 | +39.8% |
| Months of Supply | 7.5 months | ↑ (Buyer’s Market) |
Source: Unlock MLS Residential Snapshot – August 8, 2025
July 2025 Austin Luxury Pricing Trends
- Stability in median prices: The median luxury home price has held steady at $1.35M for several months, a positive sign for sellers.
- Divergence in price per square foot: At $460/SqFt, pricing has declined slightly from last year’s $471 average, indicating that buyers may be negotiating more aggressively or sellers are adjusting expectations.
- Luxury brackets:
- $1M–$1.19M: 28 DOM (median)
- $1.2M–$1.39M: 26 DOM
- $1.4M+: 45 DOM
This shows slower movement in higher-end segments, with $1.4M+ listings taking longer to sell
July 2025 Austin Luxury Demand & Buyer Behavior
- Buyers are more cautious: 48.5% of active listings had price drops, with the average cut around 9% and 20 median days to a price drop. Once adjusted, listings went under contract in another 30 days on average.
- Homes are selling below list: The average home sold at ~5.2% under asking, indicating buyers are successfully negotiating.
- Listing-to-close ratio: At 90.86%, this confirms most sales are below initial asking price.
July 2025 Austin Luxury Inventory & Supply
- Inventory has grown: With 1,745 active listings and only 233 sales last month, the market has 7.5 months of supply—a clear buyer’s market (especially for $1.4M+).
- More options for buyers: A 30.8% YoY increase in new listings and 39.8% increase in new contracts suggest activity is up but is slower to close, indicating a cautious but active buyer pool.
July 2025 Tips for Austin Luxury Buyers
- Negotiate strategically: With over 48% of homes experiencing price cuts and average sales 5% below list, now is a great time to negotiate.
- Consider higher-end zip codes: Markets like 78746 are softening—offering luxury at a relative discount.
- Act fast on price-adjusted homes: Listings that have recently dropped price go under contract in 30 days—a good signal of motivated sellers.
- Don’t ignore DOM: Short DOM in certain areas (like 78731 and 78703) signals competition still exists for well-priced homes.
July 2025 Tips for Austin Luxury Sellers
- Price accurately from day one: Overpricing leads to longer days on market and price reductions—buyers are watching closely.
- Know your competition: With 7.5 months of supply, you’re competing with more listings. Staging, professional photography, and standout marketing are essential.
- Be flexible: If your home isn’t under contract within 3–4 weeks, be ready to reduce price or offer buyer incentives (e.g., rate buydown).
- Focus on DOM: Listings that go stale (past 60+ days) become targets for lowball offers.
July 2025 Austin Luxury Market: Looking Ahead
Given current trends, we expect the Austin luxury market to remain stable in pricing but tilted toward buyers through the end of 2025 unless mortgage rates drop significantly or inventory tightens. High-end homes—particularly $2M+—may continue to sit longer unless priced aggressively.
Austin Luxury Home Sales July 2025
Here is some additional data on the 228 luxury homes that sold in Travis, Williamson and Hays Counties in July 2025. These 228 homes sold for $1 million or more.
- 2 luxury homes that sold were Foreclosure (Bank Owned)
- 7 luxury homes were Waterfront
- 88 luxury homes were in the Austin ISD
- 14 luxury homes were in the Dripping Springs ISD
- 24 luxury homes were in the Eanes ISD
- 4 luxury homes were in the Georgetown ISD
- 3 luxury homes were in the Hays ISD
- 37 luxury homes were in the Lake Travis ISD
- 20 luxury homes were in the Leander ISD
- 17 luxury homes were in the Round Rock ISD
- 1 luxury home was in the San Marcos ISD
- 7 luxury home was in the Wimberley ISD
- 31 luxury homes were in Gated Communities
- 129 luxury homes were in HOA’s
- 116 luxury homes had Pools
- 74 luxury homes were on Septic Systems
- 178 luxury homes that sold were located in Travis County
- 24 luxury homes that sold were located in Williamson County
- 26 luxury home that sold were located in Hays County
Source: ACTRIS, Home Sales in Travis, Williamson and Hays County Over $1 Million in July 2025
July 2025 Austin Luxury Home Sales Map
All of the Austin luxury single family homes that sold in June 2025 were west of 130 (with the exception of 3), south of 138 and north of 150 (with the exception of 6). Here is a map of the 228 luxury homes that sold in Austin in July 2025. There is one in Wimberley and one in San Marcos that is not pictured.
July 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 July 2025 Austin area luxury home sales below. The most expensive luxury home that sold in July 2025 sold for $7,050,000 and the least expensive luxury home sold for $1,000,000. Austin luxury homes ranged in size from 1,727sqft – 7,330 sqft with an average size of 3,660 sqft. The average price per square foot for a luxury home that sold in Austin in July 2025 was $462.91 with the lowest being $190.19/sqft and the highest being $1,230.05/sqft. It took, on average, 58 days to sell a luxury home in Austin and sellers received, on average, 91.13% of their original list prices.
| | Beds | Baths | SqFt | List Price | LP/SqFt | Sold Price | SP/SqFt | SP/LP | SP/OLP | ADOM |
|---|---|---|---|---|---|---|---|---|---|---|
| Min | 2 | 2 | 1,727 | $965,000 | $204.81 | $1,000,000 | $190.19 | 77% | 53% | 0 |
| Max | 6 | 8 | 7,330 | $6,995,000 | $1,220.66 | $7,050,000 | $1,230.05 | 110% | 110% | 464 |
| Avg | 4 | 4 | 3,660 | $1,742,851 | $487.68 | $1,651,622 | $462.91 | 95.07% | 91.13% | 58 |
| Med | 4 | 4 | 3,562 | $1,422,500 | $438.60 | $1,350,000 | $417.42 | 96% | 93% | 39 |
| Search Criteria | |||
|---|---|---|---|
| Status | Sold | Sold Date | July 2025 |
| Property Type | Single Family Homes $1MM+ | Number Sold | 228 |
| Source: | ABoR Sales Data | Area | Travis, Hays, Williamson Counties |
Luxury Homes for Sale Around Austin
Here is a map of the 1,742 luxury homes for sale in the Austin area as of August 8, 2025. 1,281 are located in Travis County, 233 in Williamson County and 228 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 July 2025 Austin Luxury Real Estate Price Report?
Do you have questions about the July 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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