Seller playbook for longer days on market in Austin, September 2026

78731 had the shortest median time on market in this set, and the lowest months of inventory, at 3.42. 78703 and 78704 were the longer marketing times. 78702's months of inventory was the highest of the four, at 7.93.

Do not price a house off the city median of $573,450, or off a ZIP median from a different part of town. The buyer who tours the house is comparing it with recent solds nearby.

The buyers who already want the area see a new listing early. A first price the recent comps do not support makes the later reduction a second conversation with people who already saw the higher number.

Price to recent solds. Not to the net you need. Not to the renovation you still like. If the comps are thin, say so and pick a number you can defend in writing.

September's median was 64 days in 78703 and 88 days in 78704. Mortgage, taxes, insurance, utilities, and upkeep keep running while a listing is up. Write those costs down before you order the sign.

Do the work before you go live. Pre-inspect. Fix the items that stop a contract: roof, foundation, HVAC, an active leak. Stage for the photos.

Write the net before you pick a list price. Include the fees, the concessions a buyer is likely to ask for when months of inventory is past six, and a sale range the comps will support.

If the net only works at a price the recent sales will not support, wait or rent. Listing high to see what happens leaves a record the next buyer can see.

In 78703, 78704, and 78702, months of inventory was 6.85, 6.7, and 7.93. Buyers can compare more listings there than in 78731, where months of inventory was 3.42.

A repair you already know about is cheaper to fix before the inspection than to concede after it.