September 2025 Austin Luxury Real Estate Price Report

Eleven Oaks Realty is proud to present their September 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 September 2025 Austin Luxury Real Estate Price Report covers the luxury market in the following Austin metro area counties: Travis, Williamson and Hays.

Here’s a quick overview of the Austin luxury real estate market for September 2025.

• Median Sale Price: $1.335M, up ~1% year-over-year (YoY), with 197 closings (+18% YoY).
• Negotiation Trends: Homes closed ~5.55% below asking price, with a list-to-close ratio of ~89.46%.
• Time on Market: Median 60 days (down 3% YoY); average 72 days (down 9% YoY).
• Supply Levels: Total months of supply (MOS) at ~7.8, favoring buyers.
  • $1.0–$1.19M: 5 MOS (closest to balance).
  • $1.2–$1.39M: 6.9 MOS.
  • $1.4M+: 9.2 MOS (most oversupplied).
• County Breakdown:
  • Travis: Median $1.49M (+6.4% YoY), 58 DOM, ~5.1% under asking.
  • Hays: Median $1.10M (–15% YoY), 57 DOM, ~6.9% under asking.
  • Williamson: Median $1.16M (–1.3% YoY), 84 DOM, ~6.1% under asking.
• Price Reductions: 55% of active listings have cut prices, typically within 19 days, with an average reduction of ~9%. Listings that adjust appropriately go pending in ~36 days.
• Listing vs. Contract Flow: 371 new $1M+ listings (+7.5% YoY) vs. 225 new under-contracts (+18.4% YoY).

1% Increase in Median Sold Price of an Austin Luxury Home

In September 2025, the median sold price of an Austin luxury home was $1,359,558 compared to $1,345,755 in September 2024, showing a 1% increase in year over year numbers. Last month, the median sold price of an Austin luxury home was $1,307,500 showing a 3.8% increase in month over month comparisons.

14.9% Increase in Number of Austin Luxury Home Sales

In September 2024 there were 188 luxury homes that sold in Austin compared to 160 in September 2024, showing a 14.9% increase in year over year numbers. Last month there were 266 luxury homes that sold showing a 41.5% decrease in month over month comparisons.

3.3% Decrease in Median Time to Sell an Austin Luxury Home

In September 2025, the median time to sell a luxury home in Austin was 60 days compared to 62 days in September 2024, showing a 3.3% decrease in year over year numbers. Last month the median time to sell was 59 days, showing a 1.7% increase in month over month comparisons.

September 2025 Austin Luxury Market Sales Breakdown

In September 2025, 11 (5.58%) of the 197 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. 58 (29.44%) of the luxury homes sold for between $1-$1.19MM, 39 (19.8%) of the luxury homes sold for $1.2-$1.39MM and 89 (45.18%) 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 price on the left graph and median and average $/sqft 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. 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 again the fastest moving, with 41 median days on market, followed by the $1MM-$1.19MM which showed a median 65 days on market and the $1.4MM+ segment which showed a median 98 days on market. Buyers for luxury homes in the $1MM-$1.19MM segment were able to negotiate an average 6.03% off list price. Buyers for luxury homes in the $1.2MM-$1.39MM segment were able to negotiate an average 5.75% off list price and buyers in the $1.4MM+ segment were able to negotiate an average 5.22% off list price.

Austin Luxury Monthly Inventory

In September 2025 there were 371 new luxury listings, up 7.5% from previous year. There were 225 luxury homes that accepted a contract, up 18.4% from the previous year. There is currently 7.52 months supply of inventory and 1,482 active luxury homes. 20.33% of those active are priced from $1MM-$1.19MM, 20.67% are priced between $1.2MM-$1.39MM and 59% 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 5 months of inventory, which classifies on the border of a seller’s market and a balanced market. The $1.2MM-$1.39MM segment saw 6.9 months of inventory, which classifies it as a buyer’s market. The $1.4MM and above segment saw 9.3 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. September 2025 saw 371 new listings compared to 345 in September 2024 and 389 in September 2023, which shows a 7.5% increase from 2024 and a 4.6% decrease from 2023.

Number of Luxury Listings that Accepted a Contract

In September 2025, there were 225 luxury homes that accepted a contract compared to 190 in September 2024 and 173 in September 2023. 2025 saw an 18.4% increase in luxury homes that accepted a contract from 2024 and a 30.1% increase from 2023.

August 2025 Active Price Drop Info

As of October 7, 2025, there were 1,480 luxury homes actively for sale. Of those, 779 of them, or 53%, had a price drop. The average price drop was 11% and it took a median of 19 days for sellers to drop the price. Of the 197 September 2025 sales, 120 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 297 luxury homes actively listed, 189 (64%) 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 275 homes actively listed for sale and 147 (53%) of them had a 13%, on average, price drop. In the $1.4MM+ segment, there were 908 actively listed luxury homes. Of those, 443 (49%) had a 10%, on average, price drop.

September 2025 Price Drop Outcomes

In September there were 197 luxury homes that sold. 244 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 36 days after the price drop to find a buyer.

Austin Luxury Home Price Drops Over Time

This quarter (Q3 2025) we’ve seen 1,080 price drops with an average 8.96% 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.

September 2025 Austin Luxury Market Temperature

In September, the median days on market, 60 days, fell in balanced market territory while sellers received, on average, 5.5% under asking.

Austin Luxury Market Pricing

In September 2025, we came back into neutral pricing with median sale price and went below the historically lower range for price per square foot. The median sold price in September 2025 was $1,335,000. In terms of price per square foot, we are saw that number drop to below the historically lower boundary and this month we saw $457.04/sqft for a luxury home.

September 2025 Austin Luxury Market County Comparison

In September 2025, there were 140 luxury homes in Travis County that sold, 26 luxury homes in Williamson County and 31 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 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.

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. Williamson County (not pictured on this chart) favors buyers most strongly with a median time to sell of 84 days and buyers being able to negotiate 6.1% off asking. Hays County follows next with a median time to sell of 57 days and buyers being able to negotiate 6.87% off list price. Finally, Travis County is the most seller friendly, with a median time to sell of 58 days and buyers only being able to negotiate 5.15% off list price.

What the Numbers Mean

Demand & Pricing

The $1.335M median price with 197 sales indicates that luxury buyers are active again compared to last year. However, buyers still hold the upper hand:

• Typical sales close ~5–6% below the asking price.
• The list-to-close ratio remains at ~89%.

This reflects a “selective buyers” market, where shoppers are willing to make offers but only when price and value align.

Time on Market

• Median Days on Market (DOM): 60 days.
• Average DOM: 72 days.

Well-prepared and competitively priced homes can sell within ~2 months, but the longer average DOM highlights the drag from stale or mispriced listings. While time on market has improved slightly YoY, it’s not enough to shift the market in favor of sellers.

Geographic Trends

• Travis County:
  • Median price: $1.49M (+6.4% YoY).
  • DOM: 58 days.
  • Negotiation: ~5.1% below asking.
  • Strength is concentrated in core Austin and near-west ZIP codes.
• Hays County:
  • Median price: $1.10M (–15% YoY).
  • DOM: 57 days.
  • Buyers remain price-sensitive in this southwest fringe area.
• Williamson County:
  • Median price: $1.16M (–1.3% YoY).
  • DOM: 84 days.
  • New construction competition and product mix keep medians in check.

Austin Luxury Home Sales September 2025

Here is some additional data on the 188 luxury homes that sold in Travis, Williamson and Hays Counties in September 2025. These 188 homes sold for $1 million or more.

• 4 luxury homes that sold were Foreclosure (Bank Owned)
• 15 luxury homes were Waterfront
• 71 luxury homes were in the Austin ISD
• 20 luxury homes were in the Dripping Springs ISD
• 20 luxury homes were in the Eanes ISD
• 6 luxury homes were in the Georgetown ISD
• 0 luxury homes were in the Hays ISD
• 25 luxury homes were in the Lake Travis ISD
• 18 luxury homes were in the Leander ISD
• 6 luxury homes were in the Round Rock ISD
• 0 luxury homes were in the San Marcos ISD
• 8 luxury home was in the Wimberley ISD
• 27 luxury homes were in Gated Communities
• 110 luxury homes were in HOA’s
• 111 luxury homes had Pools
• 56 luxury homes were on Septic Systems
• 137 luxury homes that sold were located in Travis County
• 22 luxury homes that sold were located in Williamson County
• 29 luxury home that sold were located in Hays County

Source: ACTRIS, Home Sales in Travis, Williamson and Hays County Over $1 Million in September 2025

September 2025 Austin Luxury Home Sales Map

All of the Austin luxury single family homes that sold in September 2025 were west of 130 (with the exception of 1), south of 138 (with the exception of 1) and north of 150 (with the exception of 8). Here is a map of the 188 luxury homes that sold in Austin in September 2025. There is one north of the map bounds that is not pictured.

September 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 September 2025 Austin area luxury home sales below. The most expensive luxury home that sold in September 2025 sold for $8,500,000 and the least expensive luxury home sold for $1,000,000. Austin luxury homes ranged in size from 1,074 sqft – 8,651 sqft with an average size of 3,695 sqft. The average price per square foot for a luxury home that sold in Austin in September 2025 was $462.61 with the lowest being $201.20/sqft and the highest being $1,520.83/sqft. It took, on average, 71 days to sell a luxury home in Austin and sellers received, on average, 89.77% of their original list prices.

	Beds	Baths	SqFt	List Price	LP/SqFt	Sold Price	SP/SqFt	SP/LP	SP/OLP	ADOM
Min	2	2	1,074	$998,000	$210.81	$1,000,000	$201.20	74%	70%	0
Max	7	9	8,651	$8,995,000	$1,628.49	$8,500,000	$1,520.83	140%	109%	349
Avg	4	4	3,695	$1,748,803	$491.18	$1,650,909	$462.61	94.67%	89.77%	71
Med	4	4	3,571	$1,475,000	$433.01	$1,350,000	$415.45	95%	90%	60

Search Criteria
Status	Sold	Sold Date	September 2025
Property Type	Single Family Homes $1MM+	Number Sold	188
Source:	ABoR Sales Data	Area	Travis, Hays, Williamson Counties

Strategic Insights

For Luxury Buyers ($1M+)

• Negotiate with Data: Recent comps show sales closing ~5–6% below list price. Use this leverage, especially in the $1.4M+ range, where MOS is ~9.5.
• Target Price-Reduced Listings: Listings with price cuts are more likely to go pending within ~5 weeks. Set alerts for reductions around days 19–30.
• Choose by County:
  • For shorter DOM and city amenities, focus on Travis County.
  • For value and newer builds, consider Williamson or Hays, but expect longer DOM and more variability in condition.
• Shop the $1.2–$1.39M Band: With ~7.2 MOS, this range offers less competition and often better finishes for the same payment.
• Pre-Inspect & Structure Offers: In a buyer-tilted market, ask for repairs, concessions, or rate buydowns without overpaying. Tailor offers to your financing strategy.

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For Luxury Sellers ($1M+)

• Price Strategically:
  • $1.0–$1.19M: Price closer to comps (near-balanced 5.4 MOS).
  • $1.2–$1.39M: Leave room for negotiation (7.2 MOS).
  • $1.4M+: Start closer to the eventual clearing price; 9.5 MOS punishes aspirational pricing.
• Plan Price Drops Early: The median first price cut happens at ~19 days and averages ~9%. A measured 3–5% adjustment early can attract buyers ~36 days sooner.
• Stage for Speed: With a median DOM of 60 days, buyers are comparing a lot of inventory. Invest in high-impact prep like paint, landscaping, and lighting to stand out.
• Leverage ZIP-Level Data: Core Austin ZIPs (e.g., 78746, 78738, 78704) are still active, but outcomes vary. Monitor DOM and under-ask percentages in your specific area.
• Offer Concessions: Where comps support your price, consider closing credits or rate buydowns instead of large price cuts—especially in Travis County, where medians are firmer.

Luxury Homes for Sale Around Austin

Here is a map of the 1,477 luxury homes for sale in the Austin area as of October 9, 2025. 1,110 are located in Travis County, 205 in Williamson County and 162 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 September 2025 Austin Luxury Real Estate Price Report?

Do you have questions about the September 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.