Eleven Oaks Realty is proud to present their September 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 September 2025.
The Austin Multi Family Market is a Buyer’s Market
In September 2025, the Austin multi family market saw 8.21 months of inventory on the market, down 7.96% in month over month comparisons, which shows we are firmly in a buyer’s market. The average sold to list price was 95.2%, up 0.02% in month over month comparisons. The median time to sell a multi family home in Austin was 55 days, up 30.95% in month over month comparisons. The median sold price was $573,725, down 4.38% in month over month comparisons.
Austin Multi-Family Market: A Buyer’s Advantage
The Austin multi-family market remained firmly in buyer’s territory in September 2025. With 8.21 months of available inventory, the market significantly favors buyers, sitting well above the six-month benchmark for a balanced market. This environment gives investors a distinct advantage.
Prices have also adjusted, with the median sold price declining 4.4% year-over-year to $573,725. On average, sellers are accepting offers at 95.2% of their list price. Combined with a median time to sell of 55 days, buyers have more room to negotiate and ample time to analyze opportunities without the pressure seen in previous years.
Despite the overall price softening, a notable 18% increase in the average price per square foot shows that high-quality, well-located properties continue to command premium prices. This is especially true for updated units in desirable neighborhoods with strong rental income potential. The 37% drop in total sales volume suggests many investors are holding back, waiting for more favorable cash-flow scenarios, which leaves motivated sellers more open to negotiation.
Bottom Line for Buyers
This market is ideal for disciplined investors. As rents stabilize and prices adjust, the focus shifts from speculative gains to solid cash-flow fundamentals. You can leverage the slower market pace and seller motivation to secure better terms, negotiate repair credits, or arrange for assistance with closing costs.
Navigating the Market as a Seller
While inventory saw a slight month-over-month decline of 8%, the supply of multi-family properties still outpaces current demand. In this competitive landscape, effective positioning is crucial. Sellers who price their properties based on current market comparables—rather than the highs of last year—are successfully attracting offers. The median active list price has dropped 9.2% from this time last year, highlighting a clear shift toward buyer price sensitivity.
On an encouraging note, pending listings have jumped 29% year-over-year. This indicates that qualified buyers are active, but they are highly selective and focused on value. Sellers who invest in light renovations, professional marketing, and clearly communicate the property’s rental yield potential are achieving successful closes, often near their asking price.
Bottom Line for Sellers
Success in this market hinges on strategic positioning. Buyers are carefully scrutinizing cash flow and capitalization rates. Properties marketed as turnkey investments or those priced to allow for future upgrades are performing significantly better than stale listings.
4.4% Decrease in Median Sold Price
In September 2025, the median sold price of a multi family property in Austin was $600,000 compared to $573,725, showing a 4.4% decrease in year over year numbers. Last month the median sold price was $600,000, showing a 4.4% decrease in month over month comparisons.
12% Decrease in Number of Sold Multi Family Properties
In September 2025, there were 22 multi family properties that sold compared to 25 in September 2024, showing a 12% decrease in year over year numbers. Last month there were 21 multi family properties that closed, showing a 4.8% increase in month over month numbers.
0.1% Decrease in Average Sold to List Price
In September 2025, the average sold to list price was 95.19% compared to 95.29% in September 2024, showing an 0.1% decrease in year over year numbers. Last month the average sold to list price was 95.17% showing essentially no change in month over month comparisons.
15.4% Decrease in Median Time to Sell
In September 2025, the median time to sell a multi family property in Austin was 55 days compared to 65 days in September 2024, showing a 15.4% decrease in year over year numbers. Last month the median time to sell a multi family property in Austin was 42 days, showing a 31% increase in month over month comparisons.
18% Increase in Median Price Per Square Foot
In September 2025, the median price per square foot for a multi family property in Austin was $284 compared to $240 in September 2024, showing an 18% increase in year over year numbers. Last month the median price per square foot was $275, showing a 3.3% increase in month over month comparisons.
37% Decrease in Total Sales Volume
In September 2025, the total sales volume for multi family properties in Austin was $13,417,850 compared to $18.39MM in September 2024, showing a 37% decrease in year over year numbers. Last month the total sales volume was $13.74MM, showing a 2.3% decrease in month over month comparisons.
1.7% Increase in Months Supply of Inventory
In September 2025, there was 8.21 months of inventory on the Austin multi family market compared to 8.07 months in September 2024, showing a 1.7% increase in year over year numbers. Last month there was 8.92 months of inventory on the market, showing an 8% decrease in month over month comparisons.
29.4% Increase in Number of New Pending Listings
In September 2025, there were 22 multi family properties that accepted a contract compared to 17 in September 2024, showing a 29.4% increase in year over year numbers. Last month there were 25 multi family properties that accepted a contract, showing a 12% decrease in month over month comparisons.
9.2% Decrease in Median Active List Price
In September 2025, the median active list price for multi family properties in Austin was $599,000 compared to $660,000 in September 2024, showing a 9.2% decrease in year over year numbers. Last month the median active list price was $599,900, showing an 0.2% decrease in month over month comparisons.
16% Decrease in Number of New Listings
In September 2025, there were 42 multi family properties introduced to the market compared to 50 in September 2024, showing a 16% decrease in year over year numbers. Last month there were 33 multi family properties introduced to the market, showing a 27.3% increase in month over month comparisons.
2.7% Decrease in Number of Active Listings
In September 2025, there were 182 multi family properties actively listed for sale compared to 187 in September 2024, showing a 2.7% decrease in year over year numbers. Last month there were 194 multi family properties on the market, showing a 6.2% increase in month over month comparisons.
September 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 September 2025 Austin multi family sales below. The most expensive property that sold in September 2025 sold for $950,000 and the least expensive multi family property sold for $410,000. Multi family properties ranged in size from 1,144 sqft – 3,696 sqft with an average size of 2,106 sqft. The average price per square foot for a multi family property that sold in Austin in September 2025 was $299.54 with the lowest being $186.72/sqft and the highest being $566.34/sqft. It took, on average, 62 days to sell a multi family property in Austin and sellers received, on average, 90.41% of their original list prices.
| | SqFt | List Price | LP/SqFt | Sold Price | SP/SqFt | SP/LP | SP/OLP | ADOM |
|---|---|---|---|---|---|---|---|---|
| Min | 1,144 | $425,000 | $182.99 | $410,000 | $186.72 | 74% | 65% | 5 |
| Max | 3,696 | $1,290,000 | $581.88 | $950,000 | $566.34 | 102% | 102% | 164 |
| Avg | 2,106 | $658,486 | $320.30 | $609,902 | $299.54 | 94.09% | 90.41% | 62 |
| Med | 1,953 | $590,000 | $304.81 | $573,725 | $285.04 | 96% | 93.5% | 55 |
| Search Criteria | |||
|---|---|---|---|
| Status | Sold | Sold Date | September 2025 |
| Property Type | Multi Family | Number Sold | 22 |
| Source: | ABoR Sales Data | Area | Austin |
Time to Buy?
Yes, especially if you are focused on long-term income potential. With prices down 4.4% from last year and a high level of inventory, buyers have a rare opportunity for leverage in Austin’s multi-family sector. Many sellers are motivated after their properties have been on the market for an extended period, and interest rate fluctuations are keeping competition at a moderate level. This allows savvy buyers to negotiate lower prices or seller-paid rate buydowns, boosting their return on investment from day one.
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?
Time to Sell?
The answer depends on your specific goals. If you aim to re-deploy capital or sell an underperforming asset, this is a strategic window to act before more inventory potentially enters the market later in the year. With pending sales up nearly 30%, buyer activity is on the rise, particularly for properties that are well-priced, move-in-ready, or offer high cash flow.
To succeed, you must price competitively and showcase the property’s income potential with updated financials, stable tenant histories, or recent improvements. Effective marketing is essential: professional photos, realistic rent projections, and a clear narrative about the return on investment are what distinguish sold listings from those that linger on the market.
If you’re looking to sell your multi-family property in Austin, now is the time to maximize its value. To attract top-dollar offers, focus on showcasing your property as a standout investment. Buyers are willing to pay a premium when they see the potential, especially if your property is in a sought-after location or a top-rated school district—both of which are rare and highly desirable. Take the time to prepare your property to meet market expectations, and partner with a Realtor who specializes in marketing multi-family properties. A skilled Realtor will have proven strategies to help you 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 Takeaway
The data from September 2025 confirms that Austin’s multi-family market is stabilizing but remains tilted in favor of buyers. Investors with patience and a long-term strategy have an excellent chance to acquire properties below peak prices. At the same time, sellers who price strategically and highlight their property’s rental performance can still achieve strong returns.
For both buyers and sellers, success depends on accurate pricing, expert guidance, and decisive execution. Whether you are looking to expand your portfolio or prepare a property for sale, connecting with a real estate professional for data-driven strategies tailored to your investment goals is the best next step.
Questions About the September 2025 Austin Multi Family Real Estate Price Report?
Do you have questions about this September 2025 Austin Multi Family 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. If you’re looking to buy or sell Austin real estate, don’t forget to check out our Buyer Resources and our Seller Resources for more tips.
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