Selling in September: How Austin Homeowners Can Win in a Shifting Market

The Austin housing market has always been a story of cycles—booms, cool-downs, and everything in between. But September 2025 told a particularly revealing chapter. For sellers, it was a month that underscored both the opportunities and the challenges of navigating a market that is no longer the frenzied seller’s paradise of years past.

Let’s step into that story together.

The Scene: Austin in September 2025

Imagine standing on the porch of a home in South Austin, coffee in hand, scrolling through the latest market reports. The numbers tell a sobering tale:

• Median Sold Price: $574,300 — down 7.45% month-over-month and 6.7% year-over-year.

• Median Days on Market: 52 days — up from 49 the month before.

• Months of Inventory: 4.81 months — edging closer to a balanced market, but still signaling more leverage for buyers.

• Price Reductions: Nearly 59% of active listings had at least one price cut.

• Sales Volume: 2,315 homes closed in September, with pending sales slightly down year-over-year.

(Source: Austin Real Estate Price Report, September 2025 and Team Price Market Update)

For sellers, these numbers translate into a clear problem: homes are taking longer to sell, buyers have more negotiating power, and pricing mistakes are punished quickly.

The Seller’s Dilemma

Let’s put ourselves in the shoes of a seller named Mia.

Mia owns a charming three-bedroom bungalow in South Austin. She bought it in 2018, when the market was still climbing, and watched her equity soar during the pandemic boom. By 2023, homes like hers were flying off the market in days, often with multiple offers above asking.

Fast forward to September 2025. Mia decides it’s time to sell. She lists her home at $625,000, confident that buyers will line up. But weeks pass. Showings are sparse. Feedback trickles in: “Nice home, but priced too high.” After 30 days, she drops the price by $15,000. Still, no offers.

Meanwhile, new construction down the road is offering incentives—closing cost credits, rate buydowns, even upgraded appliances. Buyers are tempted by the shiny new builds and the negotiating room they now enjoy. Mia’s once-hot property feels overlooked.

This is the reality for many Austin sellers today: the market has shifted, and yesterday’s strategies no longer work.

Enter Jason Henry Realtor

This is where I step in.

When Mia called me, she wasn’t just looking for a Realtor—she was looking for a strategist, a negotiator, and a marketer who could help her reposition her home in a tougher market.

Here’s how I approach situations like Mia’s:

1. Data-Driven Pricing

I don’t sugarcoat the numbers. I show sellers the hard data: median sold prices, days on market, list-to-sale ratios. In September, sellers were achieving an average of 96.6% of their list price. That means overpricing by even 5% could push a home into the “stale” category, forcing deeper cuts later.

For Mia, we reset her price based on the most recent closed comps—not the aspirational numbers from 2023.

2. Strategic Preparation

Buyers in 2025 are cautious. They want move-in ready homes, or they want a deal. I advised Mia on a few high-ROI updates: fresh paint, updated fixtures, and professional staging. These small investments made her home stand out in photos and in person.

3. Targeted Marketing

Generic MLS listings aren’t enough anymore. I launched a multi-channel campaign:

• Professional photography and video tours.

• Social media ads targeting relocation buyers moving to Austin for tech jobs.

• Direct outreach to my investor network in San Marcos and Austin.

4. Negotiation with Purpose

When offers came in, I focused not just on price, but on terms: closing timelines, repair requests, and financing contingencies. In a market where buyers feel empowered, protecting the seller’s net proceeds requires careful negotiation.

Within two weeks of relaunching, Mia’s home went under contract at 97.5% of the revised list price—a strong outcome in a market where many sellers were chasing the market downward.

The Bigger Picture: Why Sellers Need a Guide

The September 2025 market wasn’t a collapse—it was a recalibration. Demand is still strong in Austin. Closed sales were actually up 16% year-over-year, and pending sales rose 5%. Buyers are still out there, but they’re choosier, savvier, and less willing to overpay.

For sellers, this means:

• Pricing is everything. Overpricing leads to stagnation and painful reductions.

• Presentation matters. Homes that shine online and in person still attract attention.

• Negotiation is nuanced. It’s not just about the highest offer—it’s about the best terms.

• Experience counts. In a market where nearly 60% of listings see price cuts, having a Realtor who knows how to position a property correctly from day one is invaluable.

A Story of Two Sellers

To illustrate, let’s compare two fictional sellers in September:

• Seller A lists their home at $650,000, based on last year’s comps. After 45 days, no offers. They cut the price twice, eventually selling for $590,000 after 90 days on market.

• Seller B works with Jason Henry Realtor. They list at $599,000, strategically staged and marketed. Within 30 days, they receive two offers and close at $585,000 with favorable terms.

Both sellers end up in a similar price range, but Seller B saves time, stress, and money by avoiding prolonged carrying costs and multiple reductions.

Lessons for Today’s Sellers

The September 2025 Austin market teaches us three key lessons:

1. The market rewards realism. Sellers who price strategically and prepare their homes well still succeed.

2. The market punishes wishful thinking. Overpricing leads to longer days on market and deeper cuts.

3. The right Realtor makes the difference. In a shifting market, expertise, marketing, and negotiation skills are non-negotiable.

How Jason Henry Realtor Helps You Win

Here’s what I bring to the table for sellers in Austin and San Marcos:

• Local Expertise: I live and breathe these markets. I know the neighborhoods, the buyer pools, and the trends.

• Creative Marketing: From video tours to social media campaigns, I make sure your home gets noticed.

• Buyer Network: I tap into off-market buyers and investors who are always looking for opportunities.

• Compliance & Strategy: With deep knowledge of real estate compliance and entity structuring, I ensure every deal is clean and secure.

• Empathetic Communication: Selling a home is emotional. I guide clients with clarity, professionalism, and empathy.

NEED HELP?

If you’re a homeowner in Austin or San Marcos thinking about selling, don’t go it alone. The market is shifting, but with the right strategy, you can still achieve a successful sale.

I’ve put together a resource specifically for sellers navigating this kind of market:

👉 Download my book on selling homes in a tough market at the link below.

This guide dives deeper into pricing strategies, staging tips, and negotiation tactics that work in today’s environment.

 

 

Final Thoughts

September 2025 reminded us that real estate is never static. Markets shift, buyer psychology changes, and strategies must adapt. For sellers, the challenge is real—but so is the opportunity.

With the right guidance, preparation, and marketing, you can still sell your home successfully, even in a tougher market.

And when you’re ready, I’ll be here to help you write your own success story.