Eleven Oaks Realty is proud to present their November 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 November 2025.
The Austin Multi Family Market is a Buyer’s Market
In November 2025 there were 7.27 months of inventory on the Austin multi family market indicating a buyers market. Austin multi family inventory was down 6.31% in month over month comparisons. The average sold to list price was 94.7%, down 0.04% in month over month comparisons. The median time to sell a multi family home in Austin was 44 days, down 31.25% in month over month comparisons. The median sold price for an Austin multi family home was $587,500, up 5.86% in month over month comparisons.
Market Analysis: What the Numbers Mean for Buyers and Sellers
The November 2025 Austin Multi-Family Real Estate Report paints a clear picture of a buyer’s market, but with a few notable shifts that matter for both sides of a transaction. With 7.27 months of inventory, buyers have more leverage than they’ve seen in recent years, while sellers face increased competition and must adjust pricing strategy and expectations accordingly. Inventory is down slightly month-over-month, but still well above a balanced market, creating favorable conditions for anyone looking to invest or expand a rental portfolio.
For buyers, declining median price per square foot (down 9.1% year-over-year) and a median sold-to-list price of 94.7% indicate that properties are not only more affordable but also more negotiable. Even with a 7% increase in median sold price year-over-year, softening list prices and longer average days on market (84 days on average) suggest buyers can take their time evaluating options and negotiating from a strong position.
Sellers, on the other hand, face a market where buyers are price-sensitive and inventory levels give them plenty of choices. The 5.6% drop in median active list price, the decrease in price per square foot, and the fact that sellers received only 90.06% of their original list price on average emphasize the importance of accurate pricing and strong property presentation. Still, demand is not disappearing—new pending listings are up 10% year-over-year, and time-to-sell metrics improved dramatically month-over-month. Motivated buyers are out there, but they expect value.
7% Increase in Median Sold Price
In November 2025, the median sold price for a multi family property in Austin was $587,500 compared to $546,750 in November 2024, showing a 7% increase in year over year numbers. Last month the median sold price was $555,000 showing a 5.9% increase in month over month comparisons.
12.5% Increase in Number of Sold Multi Family Properties
In November 2025, there were 18 multi family properties that sold compared to 16 in November 2024, showing a 12.5% increase in year over year numbers. Last month there were also 16 multi family properties that sold, showing a 12.5% increase in month over month comparisons.
0.47% Increase in Average Sold to List Price
In November 2025, the average sold to list price for multi family properties in Austin was 94.68% compared to 94.24% in November 2024, showing an 0.47% increase in year over year numbers. Last month the average sold to list price was 94.72%, showing essentially no change in month over month comparisons.
10.2% Decrease in Median Time to Sell
In November 2025 the median time to sell a multi family home in Austin was 49 days compared to 44 days in November 2024, showing a 10.2% decrease in year over year numbers. Last month the median time to sell a multi family property in Austin was 64 days showing a 31.3% decrease in month over month comparisons.
9.1% Decrease in Median Price Per Square Foot
In November 2025 the median price per square foot for a multi family property in Austin was $249 compared to $274 in November 2024, showing a 9.1% decrease in year over year numbers. Last month the median price per square foot was $$253, showing a 1.6% increase in month over month comparisons.
11.4% Decrease in Total Sales Volume
In November 2025 the total sales volume for multi family properties in Austin was $11,497,058 compared to $12.81MM in November 2024, showing an 11.4% decrease in year over year numbers. Last month the total sales volume was $10.14MM showing a 13.4% increase in month over month comparisons.
0.7% Decrease in Months Supply of Inventory
In November 2025, there were 7.27 months of inventory on the market compared to 7.32 months in November 2024, showing an 0.7% decrease in year over year comparisons. Last month there were 7.76 months of inventory on the market, showing a 6.3% decrease in month over month comparisons.
10% Increase in Number of New Pending Listings
In November 2025, there were 22 multi family properties that accepted a contract compared to 20 in November 2024, showing a 10% increase in year over year numbers. Last month there were 26 multi family properties that accepted a contract, showing a 15.4% decrease in month over month comparisons.
5.6% Decrease in Median Active List Price
In November 2025, the median active list price for a multi family property in Austin was $$599,500 compared to $635,000 in November 2024, showing a 5.6% decrease in year over year numbers. Last month the median active list price was $609,500 showing a 1.6% decrease in month over month comparisons.
4.8% Decrease in Number of New Listings
In November 2025, there were 40 multi family properties introduced to the market compared to 42 in November 2024, showing a 4.8% decrease in year over year numbers. Last month there were 40 multi family properties introduced to the market showing no change in month over month comparisons.
No Change in Number of Active Listings
In November 2025 there were 166 multi family properties on the market compared to 166 in November 2024, showing no change in year over year numbers. Last month there were 176 multi family properties on the market showing a 5.7% decrease in month over month comparisons.
November 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 November 2025 Austin multi family sales below. The most expensive property that sold in November 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 November 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 | 1,148 | $325,000 | $143.55 | $272,000 | $120.14 | 80% | 73% | 1 |
| Max | 3,968 | $1,190,000 | $469.24 | $1,135,000 | $447.56 | 102% | 102% | 278 |
| Avg | 2,358 | $679,233 | $294.07 | $638,725 | $276.92 | 94.67% | 90.06% | 84 |
| Med | 2,317 | $604,450 | $257.21 | $587,500 | $250.04 | 97% | 92% | 40 |
| Search Criteria | |||
|---|---|---|---|
| Status | Sold | Sold Date | November 2025 |
| Property Type | Multi Family | Number Sold | 18 |
| Source: | ABoR Sales Data | Area | Austin |
Action Items for Buyers
1. Take advantage of buyer leverage.
With over seven months of inventory and discounts off list price common, negotiate confidently.
2. Look closely at cash-flow math.
Lower price-per-square-foot numbers improve ROI potential on multi-unit properties.
3. Move strategically but not rushed.
Days on market remain high on average, giving you more time for due diligence.
4. Target motivated sellers.
Properties with longer ADOM or multiple price reductions are excellent opportunities.
Action Items for Sellers
1. Price for the market you’re in—not the market you wish you had.
With buyers paying only ~90% of original list price on average, overpricing leads to longer days on market and larger eventual discounts.
2. Highlight rental income potential.
In a buyer’s market, emphasizing cash-flow stability can help justify pricing.
3. Prepare the property thoroughly.
Updated units, clean financials, and documented maintenance history help your listing stand out among 166 active comparable properties.
4. Expect negotiations—and plan for them.
Buyers are data-driven and price-sensitive; concessions or credits may be necessary.
Time to Buy?
Yes—this remains a strong buying window. With 7.27 months of inventory, softened list prices, and a declining price-per-square-foot trend, buyers have both selection and negotiating power. Even though the median sold price increased year-over-year, the broader pricing metrics (LP/SF, SP/LP, SP/OLP) confirm that value opportunities remain abundant across Austin’s multi-family market. Investors seeking long-term rental assets may especially benefit from market conditions that favor aggressive offers—and from motivated sellers aiming to transact before year-end.
To make the most of this opportunity, work with a Realtor who understands both the residential and investment sides of real estate—one who can help you accurately evaluate rents, repair costs, and appreciation potential.
For those considering the purchase of a multi-family property in Austin, timing and expertise are key. Set alerts for new listings and act quickly to evaluate opportunities. Partner with a seasoned Realtor who specializes in the multi-family market and employs proven strategies to get your offers accepted—without necessarily increasing your bid. Our team brings not only deep market knowledge but also firsthand experience as owners of successful multi-family properties with strong tenant demand. We can guide you in identifying high-performing properties that maximize your net income. Leverage our expertise to make your investment a profitable one. To learn more about purchasing a multi-family property,visit Buying in Austin.
Time to Sell?
It can still be a good time to sell—if you approach the market strategically. Month-over-month improvements in time to sell (down 31.3%) and rising pending sales show that demand is present, but buyers expect competitive pricing and well-maintained properties. Sellers who price correctly from day one and market rental potential effectively can still achieve strong results, especially with the median sold price up 7% compared to last year. However, those who overprice may experience extended days on market and steeper price cuts.
If you’re ready to sell your multi-family property in Austin, now is the time to focus on maximizing its appeal. Buyers are willing to pay a premium for properties in sought-after locations or top-rated school districts. Prepare your property to meet market expectations and partner with a Realtor who specializes in marketing multi-family assets. A skilled agent will use proven strategies to highlight your property’s ROI and secure the best possible price. Need tips to get started? Explore our 88 Ways to Sell Your Home Faster and For More Money for actionable advice. With a little preparation, preparing your property now ensures you’re ready to hit the market at the perfect time for you. For more details on our Home Selling Program, visit Selling in Austin.
Final Word on the Market
The November 2025 data reinforces a transitional moment in Austin’s multi-family sector. Buyers enjoy leverage, variety, and improved affordability, while sellers navigate a more competitive landscape that rewards accuracy, presentation, and flexibility. Still, the market is far from stagnant: rising pending sales and sustained year-over-year price growth show continued investor interest in Austin’s rental-driven neighborhoods. Whether buying or selling, those who align their strategies with today’s conditions—not last year’s assumptions—will be the ones who succeed.
Questions About the November 2025 Austin Multi Family Real Estate Price Report?
Do you have questions about this November 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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