You Don’t Have to Time the Market. You Have to Pick the Right House.

Should I wait?

If you’re waiting for the perfect month, you’ll still be waiting next year. What you can control is the house: the layout, the condition, the street, and the price you pay for that house.

In September 2026, Unlock MLS reported 5.4 months of inventory across the Austin metro. That’s a market with room to look, compare, and write a clean offer on the right one.

Homes that closed in the Austin metro that month averaged 92.7% of their original list price. On average, closed prices came in under original list. That’s room to negotiate on the right house.

So no, you do not have to time the market. You have to pick the right house, at a price that makes sense for that house.

What the September numbers actually say

Here is the latest official month from Unlock MLS. One month. September 2026. Pulled as published. Nothing estimated.

Austin metro (Austin-Round Rock-San Marcos), Unlock MLS, September 2026

Months of inventory: 5.4

Homes closed at an average of 92.7% of original list price

Active listings: 13,465

Closed sales: 2,223 (down 14.8% from a year earlier)

Median sold price: $421,000 (up 1.4% from a year earlier)

City of Austin, Unlock MLS, September 2026

Months of inventory: 5.4

Median sold price: $570,958 (up 4.2% from a year earlier)

Source: Unlock MLS September 2026 Central Texas Housing Report, published Oct 13, 2026. https://www.unlockmls.com/news/september-2026-central-texas-housing-report

These numbers tell you there is inventory to look at, and that closed prices are coming in under original list on average. They do not tell you which house is right for you. That takes a walk and a buy box.

Resale or new from select builders

Some of my buyers want a resale they can move into. Some want a new home from select builders. Both are on the table.

If you are looking at new construction, talk to me before you walk into the model home. The builder’s rep does not work for you, but the builder usually pays for your representation by me. Don’t lose big by thinking you’ll save on commission.

I have experience in building homes.

How we work

You send me what you need: area, price range, must-haves, and your timeline.

I filter. You only see what fits.

We walk the ones worth walking. I tell you what I see, including what a buyer will notice later if you resell.

When you say go, I write a clean offer off real comps.

No guessing. No “just look at everything.” Your time matters.

“Should I wait for prices to drop more?”

I can’t promise you what prices will do next month. What I can show you is the house in front of you, the comps around it, and whether the number works for how you live. Waiting for a perfect month is how people miss the right house.

“Isn’t there too much competition?”

In September 2026 the Austin metro had 13,465 active listings and 5.4 months of inventory. The best houses still draw attention. Your job is to know which ones those are before you write.

“Can I look at new construction without an agent?”

You can walk in alone. The person in the model works for the builder. I work for you. On select builders, the builder usually pays for your representation by me. Write me before the first visit so we go in together.

“I’m still renting. Is it too early?”

No. Send me your lease end date and what you need in a house. We line up the search with your move, not the other way around.