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Affordability depends on three things: your down payment, the current 30-year rate, and Austin's property tax (which runs 1.8–2.5% depending on where you land). A household earning $150K with 10% down and today's rates can comfortably target $450K–$525K in most of Travis County — less inside the urban core, more in Bastrop or northern Williamson.

The bigger question isn't the max — it's the monthly. We run real numbers for Austin, not generic calculators.

The honest answer depends on three trade-offs: commute tolerance, school priority, and appreciation appetite. East Austin and South Congress carry urban premium. Circle C, Mueller, and Allandale hit the family sweet spot. Leander, Liberty Hill, and Kyle stretch the budget but add commute. Bastrop and Lockhart are where the frontier is moving in 2026.

We pull neighborhood-level Haus Index data so you're not guessing.

Less than you'd think. Austin in 2026 is not 2021 Austin. Close-to-list is sitting around 93–94% and days-on-market is hovering near 85 days citywide. That means well-priced homes sell but most negotiate. Under $400K in core neighborhoods still sees multiple offers; over $1M often sits and trades under ask.

Plan on 2–3% of purchase price in closing costs (title, lender fees, prepaids, survey, inspection). Then move-in costs. Then Austin's property tax hit — paid monthly through escrow, but it's a real line item. On a $500K home you're looking at roughly $9K–$13K in taxes annually depending on homestead status and exemptions.

From first showing to closing: 45–60 days is typical. Pre-approval to accepted offer can be anywhere from a weekend (if you know exactly what you want) to 6 months (if you're still figuring it out). Accepted offer to close is 30–45 days for financed deals, 14–21 for cash.

Zestimates and Redfin estimates get you within 10–15% on a good day. That's a $50K–$75K swing on a $500K home — which is the difference between a fast sale and a stale listing. The real answer comes from recent comps within a half-mile, in the same school zone, with similar condition and finish-out.

We pull it by hand, not by algorithm.

Depends on what you're selling and why. Spring (March–May) historically gets the most buyers but also the most competition. Summer is family-move season. Fall can be quieter but buyers are more serious. If you're moving up, waiting costs you nothing because you're buying back into the same market. If you're cashing out, timing matters more.

In order of ROI: paint (highest return per dollar), landscape refresh, declutter + stage, minor kitchen fixes, bathroom refresh. Full renovations rarely pay back in today's market unless something is actively broken. Photos and marketing do more than most renovations — and that's on the listing agent, not you.

Well-priced, well-prepared homes in core Austin are selling in 30–60 days. Overpriced homes sit 90+ and then trade at a discount. The first two weeks are the whole ballgame — that's when you get your best buyers. Pricing wrong in week one costs you weeks in month three.

Seller costs typically run 7–9% of sale price once you factor in agent commissions, title/closing fees, prorated taxes, and any concessions. On a $600K sale you're netting roughly $540K–$555K before paying off your mortgage. We run a full net sheet before you list so there are no surprises at closing.

Neither headline is right. Austin has normalized. Inventory is back above 5 months in some counties, which is a balanced market — not a crash, not a frenzy. Prices are flat-to-slightly-up year over year depending on the pocket. The story isn't "hot or cold," it's "finally rational."

East Austin inside the urban core, anything near the Project Connect light-rail stops, and the Bastrop/Lockhart frontier where new construction is still running under $400K. Williamson County's northern edge (Liberty Hill, Leander) is the family-move value play. South of the river in 78745 has been quietly strong.

Yes, but it's manageable. Austin-area effective rates run 1.8–2.5%. Homestead exemption shaves $100K off your taxable value in Travis County and caps annual appraisal increases at 10%. Successfully protesting your appraisal can save thousands. Most homeowners don't protest; it's the single highest-ROI thing you can do annually.

Yes, but not the way headlines suggest. Rates affect affordability more than price. Tech layoffs hit the $1M+ segment harder than the median. Tariff and macro noise shows up in buyer confidence — which moves months-on-market before it moves prices. We track this in the Haus Index every quarter.

A boutique Austin team affiliated with Keller Williams. We're small on purpose, every client gets the team. We publish our data work openly (see the Haus Index) because we think clients deserve to see what their agent actually knows about the market.

Three things. One: we publish our market work — the Haus Index is real data, refreshed quarterly, free to read. Two: we operate like a product team, not a sales floor — signals, systems, and follow-through instead of cold pitches. Three: we work the whole state-of-the-transaction, from pre-offer strategy through post-close tax protest and homestead filing.

Travis, Williamson, Hays, and Bastrop. From East Austin to Liberty Hill to Lockhart. We know each county's appraisal quirks, school zone math, and neighborhood micro-markets. If you're outside the four-county footprint, we'll refer you to someone we trust.