Buying in Austin, TX · 2026
Search every active listing, get matched to your ideal neighborhood, and work with an agent who'll tell you the truth about what you're buying.
Austin buyer's market · March 2026
Source: Austin Board of REALTORS® / UnlockMLS · Feb 2026 · Deemed reliable, not guaranteed
The buying process
Inventory is up from two years ago, which means you have real options. But well-priced homes in the right neighborhoods still move fast. Here's how to be ready.
Know your number before you tour anything. Pre-approval tells sellers you're serious, helps you move fast when the right home comes up, and anchors your search to what's actually realistic.
Neighborhood, commute, schools, walkability, investment upside — we'll work through what actually matters for your life before we look at a single listing.
Beyond finishes and staging — we evaluate location fundamentals, structural condition, flood zone, and long-term resale value on every showing. You'll know what you're actually buying.
When the right home comes up, we move fast and smart. Offer strategy depends on the specific situation — competitive vs. stale listings require completely different approaches.
We use the inspection period to fully understand what you're buying. Every line of the report gets reviewed. You'll know what's a real problem and what's a negotiating point.
We stay on top of the closing timeline so nothing falls through at the last minute. Every document gets explained before you sign. Austin closings typically take 21–30 days.
Why work with a buyer's agent
The seller has an agent representing them. You should have one representing you. In Texas, buyer's agent compensation is negotiated as part of the transaction — in most cases at no direct cost to you.
I know Austin's neighborhoods block by block. When you ask me about a street, I'll tell you what I actually think — not what you want to hear. That includes things like flood history, school zones, and what's planned for the area.
Purchase agreements in Texas are detailed. Earnest money, option period, inspection contingencies, title commitments — I'll walk you through every line before you sign anything. No surprises.
What to budget for
The sticker price is just the start. Here's what to budget for so there are no surprises at the closing table. All figures are estimates and subject to change.
Typically 3–20% of purchase price depending on loan type. Conventional loans can go as low as 3–5% for qualified buyers. VA and USDA loans may offer 0% down for eligible buyers.
Budget 2–3% of purchase price for lender fees, title insurance, escrow, taxes, and recording fees. Your lender will provide a Loan Estimate within 3 days of application.
In Texas, buyers typically pay an option fee ($100–$500) for a defined inspection period. This is credited toward the purchase price at closing.
Typically 1% of purchase price held in escrow. Applied to your down payment at closing. Protects the seller if you walk away without cause.
$400–$700 for a standard inspection. Worth every dollar. We can recommend licensed inspectors in Austin — your choice, always.
Required by lenders. Get quotes before closing. Austin rates vary significantly by location, age, and construction type.
Texas has no state income tax but property taxes run approximately 1.8–2.5% of assessed value in most Austin areas. Budget accordingly.
Have 1–3% of home value in reserve for immediate repairs and updates. Even well-maintained homes have surprises.
Buyer FAQ
Per Austin Board of REALTORS® February 2026 data, inventory is up significantly from two years ago — buyers have more options than they've had since 2019. Prices have stabilized after the 2022–23 correction. The decision to buy depends more on your specific financial situation and timeline than on market conditions. If you're planning to stay 5+ years, the math is generally favorable. I'm happy to run it for your specific situation.
At a median price of ~$547K with 20% down and current mortgage rates, you'd need approximately $120–140K annual income to qualify under standard 28/36 debt ratios — though this varies significantly by lender, credit score, other debts, and loan type. The best first step is talking to a lender to get your actual pre-approval number. I can connect you with lenders I trust in Austin.
You're not legally required to have one, but it's strongly advisable. The seller has professional representation — you should too. Under post-NAR settlement rules (effective August 2024), buyer's agent compensation is now negotiated separately. In most cases I represent buyers at no direct out-of-pocket cost, and I'll explain exactly how compensation works before we start. Texas law requires a written buyer representation agreement before I can show you homes.
From starting your search to closing, the typical timeline is 60–120 days. Pre-approval takes a few days to a week. Active searching varies — some buyers find the right home in two weeks, others take three months. Once under contract, Austin closings typically take 21–30 days. I'll help you move quickly when the right home comes up without rushing you into the wrong one.
The option period (typically 5–10 days in Austin) is a defined period after contract execution during which you can terminate the contract for any reason and receive your earnest money back. You pay a small option fee for this right. During the option period, you get your inspection done and negotiate any repairs. It's your primary protection as a buyer — understanding how to use it strategically is one of the most important things I'll help you with.
Start your search
Tell me what you're looking for and I'll follow up within one business day. No pressure — just a real conversation about what makes sense for your situation.