The Austin single family housing market is currently a balanced market with supply and demand being relatively equal – meaning market forces don’t favor buyers or sellers. For frequent readers of our real estate price reports, you’ll know Austin hasn’t seen anything but a seller’s market in years. The busy spring season (April-June) typically brings out buyers, creating a strong sellers market. At the peak of the market in 2021 and 2022, we often had less than a half month of inventory in spring. Though we haven’t seen those extreme lows in a few years, we were still consistently in a sellers market. This distinction gave sellers the confidence to put their homes on the market. This year buyers have been slow to get the home buying season kicked off, causing inventory to linger. If you were waiting for spring to sell thinking we’d get into a more competitive sellers market, it doesn’t seem like it’s going to happen this year. Before you panic, know that selling a home in Austin’s balanced market may feel daunting, but it’s entirely achievable when equipped with the right strategy. However, standing out from the competition and securing a solid offer in a balanced market requires a more thoughtful and strategic approach.
Selling a Home in Austin’s Balanced Market Requires a Different Strategy
With more listings on the market and buyers carefully weighing their options, sellers must take intentional steps to grab the attention of discerning buyers. Our sellers have been more successful than most because they have followed our guidance for this new market. How we sell a home in a balanced market is a little different than how we sold it in a seller’s market. If you adjust your strategy, you’re sure to be successful too. Here’s a detailed guide to help you prepare and excel:
12 Tips for Selling a Home in Austin’s Balanced Market
1. Staging is No Longer Optional
When buyers have options, emotional appeal becomes key. Invest in staging that highlights your home’s best features and helps buyers envision themselves living there. Declutter, depersonalize, and rearrange furniture for optimal flow. Have a consultation with a stager, who can help you rearrange and even add pieces that will create that emotional connection with a buyer. If your home is vacant, definitely consider professional staging which can add warmth and charm, making it more competitive. A vacant house encourages objections like if their furniture will fit and will force their eye to focus on the unsightly neighbor’s yard next door rather than keeping their eye focused on the house.
We recently had a house that had been lingering on the market. It was priced well, we were getting a lot of showings, but no offers. Instead of another price reduction, we talked to the seller about staging and boy did that make a difference.
Here are a few before and after photos. The first are vacant shots. The second are after staging. Nothing changed about the house. Just added staging.
The first buyer who saw the house after the staging was installed bought it. The only thing that changed was adding staging. In this market, buyers need an emotional connection to put your house above the five others they are considering. I encourage my sellers to prioritize staging over just about every minor repair. It more than pays for itself.
2. Deep Clean Everything
A spotless home sends the message that it’s well-loved and move-in ready. Pay attention to every detail, from baseboards to light fixtures. If needed, hire professional cleaners to ensure every surface sparkles. First impressions matter, and cleanliness can make a lasting impact. Cleaning is another must prioritize task. And, when you think it’s all clean, clean it again. Seriously. There’s nothing that turns a buyer off more than other people’s dirt. When it’s your dirt it’s not a big deal. But, when you’re in a house you’re considering living in, it can be a deal breaker. Think carpets cleaned, cupboards wiped down and wiped out, appliances clean, ceiling fans looking like they just came out of the box – you get the idea. Leave no surface untouched so whatever a buyer looks like they wonder if the house has been lived in. It’s going to take a lot of work, but it’s going to be worth it.
3. Perfect the Front Door and Porch
Your home’s entrance is the first thing potential buyers notice. A fresh coat of paint for the front door, power-washed siding, and a tidy porch can set a welcoming tone before buyers even step inside. Don’t underestimate these simple but powerful upgrades to create a positive first impression. Remember, they’ll be there a minute while their agent opens the lockbox, so they will notice.
5. Treat Your Photo Shoot as the Main Event
Most buyers’ first exposure to your home happens online. Make it count by ensuring your home is staged and camera-ready for professional photos and 3D virtual tours. These visuals can shape their decision to book an in-person showing, so treat them as your most important “first showing.” These photos live online forever, so make a good impression. It might be the difference between getting in person showings or not. Give buyers a compelling reason to get out from behind their screens and check out your home in person.
Keep in mind that some buyers are out of town and can only tour homes virtually. The 3D tours give them a realistic walk through of the house from their phone. They are super detailed and users can zoom in to see even the smallest details. So cleaning and preparation are key for this shoot. Selling in a balanced market is hard enough. Don’t add another layer of hard by skipping out on professional photography.
Agent not doing a professional photo shoot or 3D virtual tour? Insist on it. Professional photography is the only way to show your home in the best light. They know the right angles, the right lenses, the right lighting and the right way to show homes online.
6. Price It Right From the Start
Overpricing is one of the most common mistakes sellers make. In a balanced market, buyers won’t rush in with aggressive offers—they’ll simply skip overpriced listings. Base your pricing on both recently closed comps (to satisfy appraisers) and current competition (to satisfy buyers). Spend time evaluating what else is for sale nearby. How does your home stack up in size, condition, location, and features? Price to be competitive, not to “test the market.”
When sellers test the market, they often lose their most motivated buyers. The number of eyes that see a property online increases until about day 7 and then drops off at around day 14. With a price reduction you’ll get some additional interest, but the numbers will never be as high as they were the first two weeks the property was listed. Buyers remember homes they’ve seen. When the price starts to go down, they see the seller is getting more realistic BUT will also feel the house is not worth as much as they would have when it was new and use it as an opportunity to negotiate the price down further.
Hire a Realtor who can help you sift through the data – both closed and actives – and help you determine a price the market will be excited about and will net you the highest number when it’s all said and done.
7. Respond to All Offers—Even the Low Ones
Lowball offers can feel insulting, but in a balanced market, they’re often just a buyer’s starting point. Many buyers want to “try” a deal first before getting serious. Don’t take it personally—respond with a counter that reflects what you’d accept. You might be surprised how many low offers turn into solid contracts after a few rounds of negotiation.
8. Focus on Home Condition
Today’s buyers expect homes to be in good shape and are often unwilling to take on repairs or cosmetic upgrades. Address known issues upfront. Fix sticky doors, leaking faucets, worn paint, outdated light fixtures, and aging systems. A pre-listing inspection can help uncover problems early so you can avoid costly surprises during escrow.
9. Have Realistic Expectations for Showings
In a slower or more balanced market, don’t expect a steady stream of foot traffic. One or two showings per week may be the norm. That doesn’t mean something is wrong—it may simply reflect current buyer demand. You might be getting every qualified buyer in your market to see your home. Remember: you only need one and every showing is an opportunity to find one.
10. Always Be Ready for Showings
Yes, it’s inconvenient to keep your home showing-ready every day—especially when showings are infrequent. But often, the most serious buyers come at the last minute: they’re in town for one day, they’re expanding their search, or their agent added your home to their list on the fly. If you turn them away, they may not come back. Have a plan for quick exits and keep your home tidy at all times—you never know when the right buyer will walk in.
11. Offer Smart Buyer Incentives
If you’re not the only home buyers are considering, a compelling incentive can tip the scales. Whether it’s covering closing costs, buying down the buyer’s interest rate, a longer closing, or including a home warranty, these gestures can help you stand out without a major price reduction.
12. Have Patience and a Flexible Game Plan
Homes in a balanced market don’t always sell in a weekend. Be prepared for a slower pace and ready to adjust your strategy if needed. Track feedback from showings, watch competing listings, and stay flexible. Sometimes a small price adjustment or refreshed marketing push is all it takes to reignite interest.
Final Thought: Give Buyer’s a Reason to Say Yes!
Selling a home in Austin’s balanced market takes more finesse than luck. Clean thoroughly, stage thoughtfully, price wisely, and prepare like a pro. Give buyers every reason to say “yes” the moment they walk through the door—or scroll through the listing online. Be patient, stay proactive, and remember: you don’t need 20 offers. You just need one great one. And if you follow these steps, you’ll very likely have one sooner than you planned.
Why Work With Eleven Oaks Realty to Sell Your Home?
Selling in a balanced market requires experience, strategy, and adaptability. That’s where we come in. With our team of home-selling specialists, you’re in expert hands. With over 65 years of combined experience, we’ve sold homes in every type of market. We specialize in:
- Preparing homes to stand out and attract offers.
- Understanding how buyers make decisions in a balanced market.
- Crafting strategies to get homes sold when others sit unsold.
Looking to get your Austin home sold? Contact us today to work with real estate professionals who know the Austin market inside and out. We’ll guide you every step of the way to ensure the best possible outcome for your sale.
Contact Us For a Free, No Obligation Home Selling Consultation
Email us at info@11OaksRealty.com, call us at (512) 827-8323 or fill out seller survey to schedule a no obligation home selling consultation. We’ll show you how our proven home selling system can get your home sold, even in Austin’s challenging balanced market.
Leave a Reply