Sound the alarm: Austin homes are listing for about $50K less than they were a year ago. Here's what moved this week.
🦩 What's happening with Austin home prices
Realtor.com's October report put the Austin-Round Rock-San Marcos median list price at $439,650. That's 10.2% lower than last October. Price per square foot is down 8.3%. Active listings rose 1.3%, while new listings fell 11.9%. Homes spent 5 more days on the market than a year ago, and 26.2% of listings had a price cut. Buyers have room to compare and negotiate. Sellers who price well from the start stand out.
🪂 Mortgage rates
Freddie Mac's 30-year fixed averaged 7.18% on Nov. 5, down from 7.24% the week before. It's the third weekly drop in a row. The 15-year fixed slipped to 6.57%. A year ago, the 30-year sat at 6.22%.
🧺 Builders and new neighborhoods
Heirloom broke ground in Georgetown on Nov. 5. Columnar Holdings plans about 3,000 homes, townhomes and apartments on more than 620 acres. The plan also includes 100 acres of commercial space, a 120-acre Georgetown ISD campus and 55 acres of nature space. The first phase covers more than 230 home lots. Five builders have signed on: David Weekley Homes, Risewell Homes, Tri Pointe Homes, Shaddock Homes and Rockwell Homes. Prices should range from the low $400,000s to more than $800,000.
Lockhart City Council approved a development agreement and a tax reinvestment zone for Hillwood's Harken on Nov. 5. The project covers more than 1,100 acres between Dry Creek Road and U.S. 183. Plans call for more than 2,600 homes, 38 acres of commercial and multifamily space, and 14 acres of donated school land. Hillwood has targeted summer 2027 for construction, with sales on the first 450 homes pegged for 2029.
Risewell Homes also picked up 16.7 acres in Pflugerville near Heatherwilde. Early plans reference about 152 units, though the builder says details are still being worked out.
🏹 Notable luxury sales
The top Austin luxury contract the week of Oct. 26 was 716 N. Commons Ford Road in West Austin. The four-bedroom, 3,500 square foot home sits on more than an acre next to Commons Ford Ranch park. It was asking $2.9 million after a $100,000 price cut and 161 days on market. Nine homes listed at $2 million or more went under contract that week, about $22 million in total.
🎟️ City news
Austin voters approved $295 million in bonds on Nov. 3. Prop A provides $260 million for parks and recreation. Prop B provides $35 million for libraries, including renovations at the Hampton at Oak Hill Branch Library and planning for a future Colony Park branch. Project details should show up on the city's bond dashboard in early 2027.
🪜 Business and development news
Manifold Development's 6th & Walsh project nearly doubled in size. New plans show 10 stories, about 612,000 square feet and 188 apartments at 1137 W. Sixth St. Plans are still in city review. A few blocks west, three bungalows at 1409, 1411 and 1413 W. Sixth St. were rezoned for restaurants and retail. The owners plan to keep the bungalows.
Austin has about 3.1 million square feet of office space available for sublease. Meta still has 456,149 square feet to fill at Sixth and Guadalupe. Indeed now offers all 308,469 square feet of Indeed Tower and plans to keep its Domain office long term.
Baby Acapulco is looking for a buyer after about 45 years. Clarita Sanchez, who runs it for her parents, wants to bottle the purple margarita, and state rules don't allow that while she runs the restaurant. Both locations, on East Riverside and Stonelake, are staying open.
Wheatsville Food Co-op is now down to its South Lamar store after closing Guadalupe on Oct. 25. Mangiasaurus, the big green dinosaur, moved too. He's in the produce section now.
🌮 New openings
Taquería Chapala opened Nov. 3 at 2448 S. 1st St., the former Taqueria Arandas #5 space. Feral Pizza reopened Nov. 6 in a new trailer at Duval Market, 500 E. 51st St. It's open Thursday through Sunday from 4 to 8 p.m. or until it sells out.
Tumble 22, the local hot chicken brand, opened its Arboretum location Nov. 7 at 9761 Great Hills Trail, Ste. B. Look for crispy or Korean-style bone-in chicken and a full bar. A South Lamar location is planned for 2027.
🎨 Around town
The Austin Studio Tour runs Nov. 14, 15, 21 and 22. It's free and self-guided, with 815 artists, art groups and hosts at 309 locations.
🔑 What this means if you're buying or selling in Austin
List prices are lower than last year, and rates keep easing. Buyers have more choices and more room to negotiate. Fewer new listings means well-priced homes still get attention. If you want to talk through your plans, reach out anytime.
