Eleven Oaks Realty is proud to present their November 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 November 2025 Austin Luxury Real Estate Price Report covers the luxury market in the following Austin metro area counties: Travis, Williamson and Hays.
Navigating the Austin luxury market—specifically homes priced at $1M+ in Travis, Hays, and Williamson counties—requires a clear understanding of current trends. Whether you are looking to buy your dream home or sell a property, having the right data is crucial for making informed decisions.
Here is a breakdown of what is happening right now in our local market.
Market Highlights
- Current Median Price: $1.35M (down 4.6% from last year).
- Inventory Levels: 1,090 active luxury listings, creating a balanced to slightly buyer-leaning market with 6.8 months of supply.
- Sales Volume: 161 closed sales in November (down 3.6% year-over-year).
- Speed of Market: Homes are selling faster than last year, with a median of 51–52 days on market (12–13 days faster).
- Price Reductions: Over half of the sales involved a price drop, with the average reduction around 11%.
Market Overview
The Austin luxury sector is currently in a “soft-landing” phase. We are seeing prices ease from their post-pandemic peaks, but buyer demand remains solid. Interestingly, while the number of new listings has dipped slightly, the number of properties going under contract has increased by nearly 18.4% compared to last year. This suggests that buyers are active, but they are discerning—focusing on well-priced properties rather than chasing inflated values.
Travis County continues to dominate the luxury space, accounting for about three-quarters of November sales. Meanwhile, Hays County is seeing significant growth in volume, appealing to buyers looking for more land and negotiability. Williamson County is currently experiencing a cooler period with a dip in sales volume and prices.
Price and Negotiation Trends
Understanding the numbers is key to a successful transaction. Here is where the market stands on pricing and negotiations:
- Negotiation Power: On average, luxury homes are selling for about 5% under the original asking price. This figure has remained relatively flat compared to last year.
- Price Drops are Common: In November, 81 out of 161 sales had a price reduction before selling. Once a price is dropped, it typically takes another 35 days for the home to go under contract.
- Price Per Square Foot: The average price per square foot has dropped to $456, a 6.6% decrease from the previous year. This metric is vital for valuing larger properties where total price tags can be misleading.
- Micro-Market Differences: While the general market is seeing discounts, prime areas like Westlake (78746) are bucking the trend with median prices up 27% year-over-year. Conversely, areas further out in Hays and Williamson counties are seeing longer days on market and deeper discounts.
Tips for Buyers
If you are looking to purchase a luxury home in Austin, now is an opportune time to leverage current market conditions.
- You have leverage above $1.4M: The upper price brackets have higher inventory (8.1 months of supply), meaning sellers are competing for your attention. Don’t be afraid to negotiate harder here.
- Look for stale listings: Properties that have been on the market for 60+ days or have already had a price drop are prime candidates for a 4–7% discount.
- Be decisive in core Austin: Desirable homes in Austin proper (78703, 78704, 78746) move quickly, with a median of just 41 days on market. Have your financing ready so you can move fast on “A-plus” properties.
- Explore Hays and Williamson for value: If you are willing to look outside the city center, you can find more house and land for your money. These areas typically offer more negotiability and longer decision windows.
- Watch for price cuts: If a favorite home is out of budget, keep an eye on it. Price-reduced homes usually sell about a month after the cut, giving you a window to step in.
Tips for Sellers
Selling in a balanced market requires a strategic approach. It’s not 2021 anymore, but with the right plan, you can achieve a great result.
- Price for today’s buyers: With median prices down nearly 5% year-over-year, overpricing is risky. It often leads to price cuts and extended time on the market. Pricing correctly from day one preserves your negotiating power.
- Know your competition: If you are selling above $1.4M, you are in a highly competitive bracket with over 8 months of supply. Your home needs to be show-ready and priced sharply to stand out among the 673+ other listings.
- The first two weeks matter: Momentum is everything. If you don’t have good traffic by week three, the market is telling you something. Avoid “death by price drop” by starting with a compelling price.
- Presentation is key: In a market with over 1,000 active luxury listings, staging and lifestyle marketing are non-negotiable. Buyers want move-in-ready homes, especially in the higher price points.
- Contextualize your pricing: Don’t rely solely on metro averages. Westlake is performing differently than Dripping Springs. Work with a local expert who understands the nuances of your specific zip code to set the right expectations.
4.3% Decrease in Median Sold Price
In November 2025, the median home price of a luxury home in Austin was $1,400,000 compared to $1,460,000 in November 2024, showing a 4.3% decrease in year over year numbers. Last month the median home price of a luxury home in Austin was $1,325,000 showing a 5.4% increase in month over month comparisons.
3.2% Decrease in the Number of Austin Luxury Home Sales
In November 2025, there were 154 luxury homes that sold in Austin compared to 159 luxury homes in November 2024, showing a 3.2% decrease in year over year numbers. Last month there were 219 luxury homes that sold, showing a 42.2% decrease in month over month comparisons.
3.8% Decrease in Median Time to Sell
In November 2025 the median time to sell a luxury home in Austin was 52 days compared to 64 days in November 2024, showing a 3.8% decrease in year over year numbers. Last month the median time to sell a luxury home in Austin was 49 days, showing a 5.8% increase in month over month comparisons.
November 2025 Austin Luxury Market Sales Breakdown
In November 2025, 9 (5.59%) of the 161 luxury homes that sold that were priced at $1,000,000 or higher at the time of contract sold for less than $1MM. 41 (25.47%) sold for between $1MM-$1.19MM. 35 (21.74%) sold for $1.2MM-$1.39MM. 75 (46.58%) 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, a trend we see every month.
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 Sales Prices by Bedrooms By Year
Here is a five year look back on the Austin luxury market with median and average sale price on the left graph and sales prices by bedrooms by year on the right graph both broken down by year.
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. This year is an interesting trend as we are heading into Q4 where we typically see days on market trend up and this year we are seeing the median trend down. The average has trended up, which tells me the homes that are selling are typically the homes that haven’t been on the market too long and you have some outliers that are bringing the average up. Last year the average days on market was 83 compared to 81 days this year and the median was 64 compared to 51 this year, so a definite decrease in year over year numbers.
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.
This month the $1.2MM-$1.39MM segment was the fastest moving segment of the luxury market with a median time to sell of 45 days. The next most active segment was the $1.4MM+ segment with a median time to sell of 50 days followed by the $1MM-$1.19MM segment with a median time to sell of 60 days. Buyers for luxury homes in the $1MM-$1.19MM segment were able to negotiate an average 4.74% off list price. Buyers for luxury homes in the $1.2MM-$1.39MM segment were able to negotiate an average 4.78% off list price and buyers in the $1.4MM+ segment were able to negotiate an average 4.48% off list price.
Austin Luxury Monthly Inventory
In November 2025, there were 216 new luxury listings, down 3.6% from the previous year. There were 193 luxury homes that accepted a contract, up 18.4% from the previous year. There are currently 6.76 months supply of inventory on the luxury market and 1,089 active luxury homes. 23.64% are priced from $1MM-$1.19MM, 18.18% are priced between $1.2MM-$1.39MM and 58.18% are priced at $1.4MM or more.
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 in the $1.2MM-$1.39MM segment with 5.0 months of inventory, which is classified as a balanced market. Next, came the $1MM-$1.19MM segment with 5.7 months of inventory, which is also classified as a balanced market. Finally the $1.4MM and above segment had 8.1 months of inventory, which is classified as a buyer’s market. The chart on the right plots median asking 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. This month we had 216 luxury homes introduced to the market compared to 224 in November 2024 and 258 in November 2023, showing again another increase in luxury market activity this year.
Number of Luxury Listings that Accepted a Contract
In November 2025 there were 193 luxury homes that accepted a contract compared to 163 in November 2024 and 147 in November 2023. 2025 numbers were a 22.2% increase from 2024 and a 23.8% increase from 2023. This fall has seen a more active market than the last two.
November 2025 Active Price Drop Info
As of December 13, 2025, there were 1,029 luxury homes actively listed for sale. Of those 515 (47%) of them 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 161 November 2025 sales, 81 of them had a price drop with an average of 11% drop. If you break it down by price tier, homes priced from $1MM-$1.19MM had 227 luxury homes actively listed, 126 (56%) of which had a price drop. The average price drop for homes in this luxury segment was 10%. In the $1.2MM-$1.39MM category, there were 189 homes actively listed for sale and 92 (49%) of them had an 8%, on average, price drop. In the $1.4MM+ segment, there were 673 actively listed luxury homes. Of those, 297 (44%) had an 11%, on average, price drop.
November 2025 Price Drop Outcomes
In November there were 257 luxury homes that accepted a contract after having a price reduction. Homes that went under contract after a price reduction, took a median of 35 days after the price drop to find a buyer.
Austin Luxury Home Price Drops Over Time
This quarter (Q4 2025) we have seen 358 price drops so far with an average price drop of 8.74%. This year we are seeing them have to make less of a reduction to get a sale though we are seeing more reductions overall.
November 2025 Austin Luxury Market Temperature
In November 2025, the median days on market, 52 days fell into balanced market territory. Sellers received, on average, 5.4% less than their list prices.
Austin Luxury Market Pricing
In November 2025 we dipped into below historically lower pricing of Austin luxury homes, which might explain the increase in activity for buyers recognizing the deals to be had.
November 2025 Austin Luxury Market County Comparison
In November 2025, there were 121 homes in Travis County that sold, 16 in Williamson County and 24 in Hays County. The map to the right shows the heat map of median sold prices. The darker the color the closer to $1MM the median sold price and the lighter tree is closer to $2MM. 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.
Buyer Demand by County – 3 Month History
In Travis County we see market conditions more favoring sellers while in Williamson and Hays Counties they are more favoring buyers in the last 3 months. In Travis County, the median time to sell was 52 days with a median price of $1,435,000. Buyers were able to negotiate 5.08% off list prices. In Williamson County, the median time to sell was 55 days with a median price of $1,120,000. Buyers were able to negotiate 6.12% off list prices. In Hays County, the median time to sell was 72 days with a median price of $1,197,607. Buyers were able to negotiate 6.12% off list prices.
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.
Austin Luxury Home Sales November 2025
Here is some additional data on the 154 luxury homes that sold in Travis, Williamson and Hays Counties in November 2025. These 154 homes sold for $1 million or more.
- 0 luxury homes that sold were Foreclosures (Bank Owned)
- 9 luxury homes were Waterfront
- 56 luxury homes were in the Austin ISD
- 15 luxury homes were in the Dripping Springs ISD
- 17 luxury homes were in the Eanes ISD
- 8 luxury homes were in the Georgetown ISD
- 3 luxury homes were in the Hays ISD
- 22 luxury homes were in the Lake Travis ISD
- 13 luxury homes were in the Leander ISD
- 5 luxury homes were in the Round Rock ISD
- 1 luxury home was in the San Marcos ISD
- 3 luxury home was in the Wimberley ISD
- 24 luxury homes were in Gated Communities
- 77 luxury homes were in HOA’s
- 76 luxury homes had Pools
- 52 luxury homes were on Septic Systems
- 115 luxury homes that sold were located in Travis County
- 16 luxury homes that sold were located in Williamson County
- 23 luxury home that sold were located in Hays County
Source: ACTRIS, Home Sales in Travis, Williamson and Hays County Over $1 Million in November 2025
November 2025 Austin Luxury Home Sales Map
All of the Austin luxury single family homes that sold in November 2025 were west of 35 (with the exception of 2), south of 138 and north of 150 (with the exception of 3). Here is a map of the 154 luxury homes that sold in Austin in November 2025.
November 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 November 2025 Austin area luxury home sales below. The most expensive luxury home that sold in November 2025 sold for $7,600,000 and the least expensive luxury home sold for $1,000,000. Austin luxury homes ranged in size from 1,432 sqft – 8,559 sqft with an average size of 3,808 sqft. The average price per square foot for a luxury home that sold in Austin in November 2025 was $464.66 with the lowest being $225.37/sqft and the highest being $1,087.99/sqft. It took, on average, 87 days to sell a luxury home in Austin and sellers received, on average, 90.42% of their original list prices.
| | Beds | Baths | SqFt | List Price | LP/SqFt | Sold Price | SP/SqFt | SP/LP | SP/OLP | ADOM |
|---|---|---|---|---|---|---|---|---|---|---|
| Min | 2 | 2 | 1,432 | $995,000 | $236.10 | $1,000,000 | $225.37 | 75% | 60% | 0 |
| Max | 8 | 9 | 8,559 | $8,499,000 | $1,176.68 | $7,600,000 | $1,087.99 | 131% | 115% | 503 |
| Avg | 4 | 4 | 3,808 | $1,864,426 | $488.13 | $1,766,174 | $464.66 | 95.5% | 90.42% | 87 |
| Med | 4 | 4 | 3,589 | $1,460,000 | $455.52 | $1,400,000 | $421.48 | 96% | 92% | 52 |
| Search Criteria | |||
|---|---|---|---|
| Status | Sold | Sold Date | November 2025 |
| Property Type | Single Family Homes $1MM+ | Number Sold | 154 |
| Source: | ABoR Sales Data | Area | Travis, Hays, Williamson Counties |
Luxury Homes for Sale Around Austin
Here is a map of the 1,153 luxury homes for sale in the Austin area as of December 11, 2025. 855 are located in Travis County, 162 in Williamson County and 136 in Hays County. Here is a map.
The Bottom Line
The Austin luxury real estate market remains dynamic, with unique opportunities for both buyers and sellers. Buyers should be strategic—focus on well-priced homes, negotiate confidently in higher price ranges, and monitor listings for price reductions or signs of staleness. Sellers must price competitively from the outset, emphasize presentation, and pay close attention to local trends rather than citywide averages. Whether you’re looking to purchase or sell, partnering with our team of market-savvy professionals will ensure you make informed, timely decisions and position yourself for success in the months ahead.
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 November 2025 Austin Luxury Real Estate Price Report?
Do you have questions about the November 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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