What Buyers and Sellers Need to Know Heading Into 2026

As we close out 2025, the Austin real estate market is doing something we haven’t seen in a few years - it’s settling into a more predictable rhythm. The frenzy is gone. The panic headlines are fading. And what’s left is a market that rewards strategy, pricing discipline, and informed decision-making.

In this December market update, we break down what we’re seeing from real transactions across Austin and in neighborhoods like Mueller, where micro-market behavior often tells a more accurate story than citywide stats.

If you’re wondering whether now is the right time to buy, sell, or wait, this is the clarity you’ve been looking for.

The Big Story: Stabilization, Not Stagnation

Inventory is higher than it was during the peak frenzy years, but it’s not “high” in the historical sense. What we’re seeing is balance returning.

• Buyers have more options than they’ve had since 2019

• Sellers no longer have automatic leverage

• Homes that are priced right and show well are still selling

• Homes that miss on price or condition are sitting

This is not a slow market. It’s a selective market.

And selective markets favor preparation.

What Buyers Are Experiencing Right Now

Buyers in December 2025 have something they haven’t had in a long time: breathing room.

They can:

• Compare homes

• Negotiate repairs and concessions

• Be thoughtful about location and layout

• Avoid bidding wars in most price ranges

Interest rates have stabilized enough that buyers can plan without the anxiety of daily swings, and many are realizing that waiting for “perfect” rates has cost them opportunities over the past two years.

We’re seeing serious buyers step back into the market because the chaos is gone.

What Sellers Need to Understand

This is where many sellers get tripped up.

The market is not what it was in 2021–2022. Pricing your home based on those years is the fastest way to sit on market and chase price reductions.

The sellers winning right now are the ones who:

• Price correctly from day one

• Prepare their home meticulously

• Understand that presentation matters more than ever

• Work with data from the last 90 days, not the last 3 years

When those pieces line up, homes are still moving quickly - especially in high-demand neighborhoods like Mueller where lifestyle, walkability, and community continue to drive demand.

Mueller Continues to Move to Its Own Rhythm

While broader Austin headlines can feel mixed, Mueller remains one of the city’s most resilient micro-markets.

Why?

Because buyers aren’t just shopping for a house here - they’re shopping for:

• Trails, parks, and pools

• Coffee shops and farmers markets

• Proximity to downtown, UT, and major employers

• A true neighborhood feel that’s hard to replicate anywhere else in Austin

Well-priced Mueller homes are still moving. The gap between “move-in ready” and “needs work” has never been wider.

The Gap Between Good and Great Listings Is Growing

One of the clearest trends we’re seeing is this:

The difference between homes that sell and homes that sit is no longer subtle.

It comes down to:

• Condition

• Staging

• Professional marketing

• Accurate pricing

• Proper expectations

This is a market that rewards professionalism.

What This Means Heading Into 2026

We’re entering 2026 with:

• Predictable interest rates

• Balanced inventory

• Motivated buyers

• Sellers who must be strategic

• A market that values preparation over luck

That’s actually a very healthy place to be.

For buyers, it means opportunity.
For sellers, it means discipline.
For both, it means clarity.

Should You Buy, Sell, or Wait?

The real question isn’t “What is the market doing?”

It’s “What are you trying to accomplish?” Because in this market, timing matters less than strategy, and that’s where local expertise makes all the difference.

Keeping Track of the Market

Compare September's Mueller Market Update with the November 2025, October 2025, September 2025, August 2025, July 2025, or June 2025 Mueller Market Updates.