Pending sales jumped 15.4% in April when rates dipped. 94.3% close-to-list says demand returned for homes priced right. 67 days on market means the middle still sits — pricing and presentation decide it.

Still buyer-favorable. Pending up 15.4% YoY — competition returning.

Rent down 4.5% YoY. Lease inventory tightening fast.

Want my full take on this month's numbers? Read it here →

Builders just pulled back. That's your opening.

A year ago builders were throwing $30K at every buyer. Most are offering half that now. The math on new build vs your resale just shifted — if you know how to price into the gap.

Staging isn't optional anymore. It's the difference between 30 days and 90.

11,592 homes for sale. 67 days on market. 94.3% close-to-list says buyers will pay near asking — but only for homes that present well. The unstaged ones blur together.

Rent down 4.5% year over year — median sits at $2,100. But active lease inventory dropped 7.3% and pending leases jumped 12.9%. The renter window is narrowing fast.

Still buyer-favorable. Pending up 15.4% YoY — competition returning.

Demand back for homes priced right. The middle still sits.

Want my full take on this month's numbers? Read it here →

AUSTIN RENTERS · MAY 2026

If buying ever crossed your mind, builders are getting flexible too.

Builder incentives are smaller than last year but still real — rate buydowns, closing cost credits, design center cash. The new build vs renting math actually pencils out for the first time in a while.

Before your lease renews: see what the numbers actually look like.

Vacancy is at a multi-year high. 60% of buildings are offering 1-2 months free. Your landlord knows. The renewal letter probably doesn't reflect any of it.

Active listings down 15% YoY. Pending sales jumped 15.4% when rates briefly dipped. You still have leverage as a buyer — but competition is returning.

67 days on market. 94.3% close-to-list. Demand returned for homes priced right and presented well — the middle is still where homes sit.

Rent down 4.5% YoY. Lease inventory tightening fast.

Want my full take on this month's numbers? Read it here →

AUSTIN BUILDER WATCH · MAY 2026

Austin builder incentives are shrinking. Here's what changed.

$30K in builder incentives was the norm a year ago. Most builders are offering half that now. What it means for new build vs resale, which builders are still aggressive, and where the math actually pencils.

In this market, staging is the new pricing.

67 days on market. 94.3% close-to-list. Homes that price right and present right are closing near asking. Unstaged ones become the comp that drags everyone else down.

Still buyer-favorable. Pending up 15.4% YoY — competition returning.

Demand back for homes priced right. The middle still sits.

Rent down 4.5% YoY. Lease inventory tightening fast.

Want my full take on this month's numbers? Read it here →

AUSTIN BUILDER WATCH · MAY 2026

Austin builder incentives are shrinking. Here's what changed.

$30K in builder incentives was the norm a year ago. Most builders are offering half that now. What it means for new build vs resale, which builders are still aggressive, and where the math actually pencils.

In this market, staging is the new pricing.

67 days on market. 94.3% close-to-list. Homes that price right and present right are closing near asking. Unstaged ones become the comp that drags everyone else down.

If your next move involves buying, you still have leverage — but pending sales jumped 15.4% in April when rates briefly dipped. The "wait and see" window just got shorter.

Active inventory down 15% YoY. 94.3% close-to-list says demand returned for homes priced right. If your home goes on the market this summer, the homes that sell are the ones that present well.

Want my full take on this month's numbers? Read it here →

AUSTIN BUILDER WATCH · MAY 2026

Builders pulled back on incentives. Your resale comp just got stronger.

For 18 months, builders threw $30K in rate buydowns and free upgrades at every buyer. That dragged resale values down — buyers chose new builds over yours. Now those incentives are shrinking, and resale starts competing on real merits again (location, schools, mature trees, lower taxes).

Staging isn't optional anymore. It's the difference between 30 days and 90.

67 days on market metro-wide. 94.3% close-to-list says buyers will pay near asking — but only for homes that present well. When your home goes on market, presentation decides whether it's a 30-day listing or a 90-day one.

Rent dropped 4.5% YoY to $2,100 median, but lease MOI tightened to 1.8 months. Rental supply got tighter even as headline rents softened. Pending leases up 12.9%. If you're holding for cash flow or thinking about adding, the math just shifted.

Active inventory down 15% YoY. Demand back when rates dipped. Your equity number is real.

Want my full take on this month's numbers? Read it here →

BUILDER WATCH · MAY 2026

New build pipeline thinning. Resale and rental supply just got tighter.

Austin builders are pulling back on aggressive incentives. Fewer new units hitting the market means tighter resale comps AND tighter rental supply. If you're holding investment property or evaluating equity, the supply story is more interesting than the headline numbers suggest.

Your home equity in May 2026 — the real number.

Median sold prices held at $440K. Inventory dropped 15% YoY. Rates briefly dipped earlier this spring. If you've been wondering whether to tap equity for a HELOC, ADU build, investment property, or just understand where you stand — let's run the actual numbers on your address.

Pending sales up 15.4% YoY. Competition returning when rates dipped briefly.

Active inventory down 15% YoY. Your home's value matters for refi, insurance, and TCAD.

Rent down 4.5% YoY. Lease inventory tightening fast.

Want my full take on this month's numbers? Read it here →

BUILDER WATCH · MAY 2026

Builder incentives are shrinking. That matters for your home's value.

For 18 months, builders threw $30K+ at every buyer. That set a comp floor that quietly dragged resale values down across the metro. Now incentives are pulling back. Even if you're not selling, your home's market value just got a quiet bump.

Your neighbors' homes are setting your comps. Here's where they're landing.

Even if you're not selling, your home's value matters for refi, insurance, HELOC capacity, and TCAD next year. Median prices held at $440K, close-to-list at 94.3%. Want a quick read on what your specific address is worth right now? No form, no commitment — just the number.