How Much Over Asking Should You Offer Right Now
Here’s the honest answer, and it might surprise you: right now, most homes around Austin are not selling over asking.
But that’s not the whole story. Let me explain.
What the Numbers Say Right Now
In September 2026, homes across the Austin–Round Rock–San Marcos metro closed at an average of 92.7% of their original list price. Homes in the City of Austin closed at 92.5%. Homes averaged 73 days on the market, and there were 5.4 months of inventory.
So buyers have room to negotiate on a lot of homes. That’s real.
Here’s the part most people miss. Pending sales barely moved, and homes were selling a little faster than a year ago. Buyers are still out there. And the best home on the best street in Cedar Park or Steiner Ranch doesn’t wait 73 days. It gets an offer the first weekend.
That’s the trap. “Average” homes sit. The one you want probably won’t.
“I’ll Just Wait for Prices to Drop.”
I hear you. But the median price across the metro was $421,000 in September, up 1.4% from a year ago. Prices aren’t falling off a cliff. While you wait, you’re paying rent, and someone else is moving into the home you liked.
Waiting doesn’t save money. It usually costs it.
“I’ll Just Lowball Everything.”
On some homes, a strong offer under asking makes sense. On others, a lowball offer gets you ignored while another buyer gets the keys.
The difference is that specific home: how long it’s been listed, what the seller needs, and what sold next door. That isn’t a formula. It’s knowing the home, and that’s my job.
“I’ll Just Call the Listing Agent, or Go Off Zillow.”
The listing agent works for the seller. Their job is to get the seller the most money. Zillow’s estimate has never walked through the house.
You deserve someone in your corner who’s looking at every number for you.
“Rates Are Too High.”
Rates matter. I won’t pretend they don’t. But today, sellers are more willing to talk, and that can mean help with closing costs, repairs, or a better price. When rates come down, more buyers come back, and that room to negotiate shrinks.
The buyers winning right now are the ones moving while others hesitate.
So, How Much Should You Offer?
It depends on the home. Honestly, that’s the answer.
One home in Leander might be a smart offer under asking. A home in Round Rock with three offers already might need a clean, strong offer at full price. A Lakeway view home might be a different conversation entirely.
I look at the exact home, the street, and what’s happening around it, and we pick the number that gets you the house without overpaying.
Here’s What Happens When You Open Your File
We talk about where you want to live and when you want to move.
I watch for the right homes in Cedar Park, Leander, Round Rock, Austin, Steiner Ranch and Lakeway.
When the right one shows up, you’ll know what it’s worth before you write a single number.
No pressure. Just a plan.
The Right Home Won’t Wait
Most homes are negotiable right now. The great ones aren’t, and they’re the ones you’ll remember. Let’s make sure you’re ready when yours comes up.
