Table of Contents
- Austin Metro Overview & Market Snapshot
- Georgetown, TX Real Estate Market Trends
- Round Rock, TX Real Estate Price Surge
- Pflugerville, TX Market Update
- Manor, TX Price Drop and Market Opportunities
- Hutto, TX Fastest-Selling Homes in Austin Suburbs
- Recap: Austin Suburbs Market Breakdown
- Builder Incentives: The Hidden Side of Pricing
- Practical Advice: Buyers, Sellers, and Investors
- FAQs About August 2025 Austin Market Update
- Final Thoughts
Austin Metro Overview & Market Snapshot
Across the Austin metro, July’s middle price point landed at $435,000, down roughly 3% year-over-year. Use “middle price point” or median — not average — when you’re comparing markets. The median tells you what a typical buyer actually pays because it’s not skewed by a few luxury sales.
Key metro-level stats you should know right now:
- Median (middle) price point: $435,000(down ~3% YoY)
- Average days on market (new construction): ~60 days
- Average discount from asking price: ~7%
But — and this is huge — the metro numbers mask dramatic differences in the suburbs. Inside the city of Austin the middle price point sits at $590,000, which continues to make the suburbs feel comparatively affordable. Travis County’s middle price point is around $525,000, while Williamson County comes in near $420,000. These county-level snapshots are helpful, but the real story is in the suburbs we specialize in: Georgetown, Round Rock, Pflugerville, Manor, and Hutto.
Quick reminder: The sales rep in a model home represents the builder, not you. If you’re buying new construction, having your own agent protects you and often unlocks builder incentives builders won’t advertise publicly.
Georgetown, TX Real Estate Market Trends
Georgetown dominated July sales. We tracked 51 closings in new construction — that’s nearly one-third of all suburban new construction closings for the month. Price points vary widely here, from starter homes in the low $300k range to luxury estates exceeding $1 million.
Why Georgetown is heating up:
- Fast-moving listings: new builds are selling in about 46 days, faster than last year’s 62 days.
- Huge pipeline: more than 31,000 homes in development — one of the largest development pipelines in the entire metro.
- Strong long-term value: buyers who prioritize variety and long-term stability are buying prime lots now.
What this means for buyers: act early. If you want the best combination of price, lot, and location in Georgetown, don’t wait for the “perfect” deal — prime lots and configurations sell quickly. If you’re thinking long-term value and neighborhood amenities, Georgetown is still a top-tier play.
Georgetown Buyer Strategy
- Have a list of must-haves and nice-to-haves before visiting model homes.
- Hire a buyer's agent experienced with builders to access incentives and protect deposits.
- Be prepared to put together a timely contract for high-demand lots — speed matters.
VIEW HOMES FOR SALE IN GEORGETOWN, TEXAS
Round Rock, TX Real Estate Price Surge
Round Rock is one of the biggest stories in this August 2025 Austin Market Update: the middle price point jumped from $423,000 last year to $555,000 this July — a staggering 31% increase. That’s a major move in just 12 months.
But the nuance matters: while values jumped, time on market has stretched. Homes now average about 76 days on market vs. 36 days last year. Higher prices have cooled immediate frenzy, giving buyers more room to negotiate.
Why Round Rock is still holding value:
- Limited new-home supply: roughly 1,400 homes in the pipeline.
- Strong demand for schools, stability, and proven resale value.
- Homes priced right still move quickly — but fewer listings mean steadier prices.
Round Rock Buyer & Seller Takeaways
If you’re buying in Round Rock:
- Expect to pay a premium for proven neighborhoods and top school zones.
- Negotiate on concessions and closing costs given longer days on market.
- Because pipeline is limited, secure financing and loan pre-approval to act confidently.
If you’re selling or a builder:
- Price strategically — you can command higher pricing, but you’ll need to justify it with upgrades, finishes, or location.
- Inventory scarcity is your friend; market proactively to buyers who value schools and long-term appreciation.
VIEW HOMES FOR SALE IN ROUND ROCK, TEXAS
Pflugerville, TX Market Update
Pflugerville’s middle price point rose from around $406,000 last year to about $464,000 this July — roughly a 14% increase. But, like Round Rock, homes are taking more time to sell: average days on market climbed from 32 to about 61 days.
Pflugerville’s story is one of transition. It’s moving closer in pricing to Round Rock, and with nearly 18,000 homes in the pipeline, supply pressure is coming. That means buyers will have more options soon; sellers and builders will need to stay competitive as new communities deliver product.
Who Pflugerville Appeals To
Pflugerville is popular with what we call “settlers” — buyers who want close-in access to Austin without paying full Austin prices. They value convenience, stability, and practicality over prestige. For these buyers, Pflugerville offers a balance of commute and affordability.
How Buyers Can Win in Pflugerville
- Patience pays: compare multiple communities and use the increased days-on-market to negotiate upgrades.
- Watch new-build deliveries — new supply will keep pressure on prices and incentives.
- Work with an agent who tracks builder incentives; those hidden concessions are where real savings hide.
VIEW HOMES FOR SALE IN PFLUGERVILLE, TEXAS
Manor, TX Price Drop and Market Opportunities
If you want the most dramatic discounts in the metro, look east to Manor. Manor’s middle price point dropped from $426,000 last year to $353,000 this July — a decline of about 17%. Homes are also sitting longer: average days on market moved from 26 to about 38 days.
Why the drop? Oversupply. Manor alone has over 15,000 homes in the development pipeline. With so much product coming online, builders are aggressively discounting to move inventory — and that creates significant buyer leverage.
Buyer opportunities in Manor right now:
- Some of the steepest builder discounts in the metro are available.
- Buyers can negotiate upgrades, price reductions, and seller-paid closing costs.
- However, be strategic: if pipeline continues to expand, certain floorplans or finishes could soften further in value.
Who’s Buying in Manor?
Manor attracts trendsetters — buyers who prioritize affordability and bet on future growth. They buy where others are still discovering value, hoping to capture appreciation as infrastructure and jobs follow new communities. If you believe Manor will see continued growth in employment and amenities, right now is an opportunity to capture lower entry prices.
Manor Caution for Buyers
- Look carefully at neighborhood plans: which subdivisions have long-term HOA rules and community investments?
- Avoid bottom-of-the-barrel developer discounts that require expensive upgrade cycles later.
- Work with a buyer’s agent who understands resale risk by micro-neighborhood.
VIEW MORE HOMES FOR SALE IN MANOR, TEXAS
Hutto, TX Fastest-Selling Homes in Austin Suburbs
Hutto is the surprise for buyers who want speed. Hutto’s middle price point dipped slightly from $380,000 to $350,000 — roughly a 6% drop — but instead of cooling demand, sales actually sped up. New builds in Hutto are selling in just 22 days, the fastest anywhere in the Austin suburbs.
Why Hutto is moving so quickly:
- Tight supply: only about 3,000 homes in the pipeline — limited future inventory makes currently available product more valuable.
- Affordability with fast appreciation potential — buyers who are “upgraders” are moving quickly to secure larger or newer builds at lower price points.
- Competition for desirable floorplans and lots remains intense.
How to Win in Hutto
- Act fast: if a floorplan and lot check your boxes, be prepared to move quickly.
- Pre-approve your loan and have decision-makers aligned — Hutto buyers move deliberately and decisively.
- Because supply is limited, expect fewer deep discounts; instead negotiate upgrades or options early in the process.
VIEW HOMES FOR SALE IN HUTTO, TEXAS
Recap: Austin Suburbs Market Breakdown
Let’s zoom out and translate numbers into action. Here’s the short, practical version of this August 2025 Austin Market Update for each suburb we cover:
- Georgetown: Prices up, homes selling faster (46 days), massive pipeline (31k+). Act early to claim prime lots.
- Round Rock: 31% YoY jump to $555k, but higher days on market (76). Expect to pay more — but negotiate more time and concessions.
- Pflugerville: Prices +14% to ~$464k, days on market ~61, pipeline ~18k. More options forthcoming; use patience to your advantage.
- Manor: Biggest discounts — prices down ~17% to $353k, pipeline >15k. Strong buyer leverage but be selective.
- Hutto: Price dip to $350k, fastest-moving market at 22 days. Limited supply; act swiftly.
Remember: the numbers you see on public sites rarely show the full compensation picture. Builder incentives — credits at closing, upgraded finishes, rate buy-downs, and negotiated lot premiums — often don’t show up in public stats. That’s where a buyer’s agent who specializes in new construction can save you thousands.
How to Use This Market Update
If you’re thinking of moving in the next 10 days or the next 10 months, here’s how to use the data:
- Choose your suburb based on priorities: speed (Hutto), stability (Round Rock/Georgetown), value/opportunity (Manor), or balance (Pflugerville).
- Engage a buyer’s agent who knows builder concessions and local pipeline dynamics from day one.
- Get mortgage pre-approval and create a decision timeline — supply and speed determine leverage.
- Negotiate beyond price: ask for lender credits, rate buy-downs, upgraded cabinets or flooring, and extended warranty terms.
- Assess long-term resale: even in discount markets like Manor, choose neighborhoods with infrastructure, employment access, and amenity plans.
Builder Incentives: The Hidden Side of Pricing
Publicly listed prices rarely tell the whole story. Builders frequently run incentives that don’t show up in MLS or county sales data. Examples we see week-to-week include:
- Concessions toward closing costs or rate buydowns
- Free upgrade packages (kitchen countertops, flooring, appliance packages)
- Lot price reductions or allowances for landscaping
- Price protection clauses and pre-completion buybacks
These incentives are often negotiable — but only if you have an agent who knows the builder and the model-home sales strategy. Model-home reps work for the builder; they’re trained to protect builder margins. Your buyer’s agent negotiates on your behalf and can often stack incentives that the model rep won’t offer directly to buyers.
Practical Advice: Buyers, Sellers, and Investors
For Buyers
- Be decisive: in fast markets like Hutto and Georgetown, good lots disappear quickly.
- In markets with oversupply like Manor, don’t rush into the first “great” discount; analyze neighborhood quality and future supply risk.
- Ask your agent to request a complete incentive package in writing. Get concessions documented in the contract.
- Consider a rate buydown with builder credits — a small ongoing savings on monthly payments can be more valuable than a one-time upgrade.
For Sellers and Builders
- Understand micro-market dynamics: different neighborhoods in the same suburb can behave wildly differently.
- Price competitively but highlight differentiators — better schools, community amenities, and lower HOA fees matter.
- Track the pipeline: if your subdivision is entering a period of heavy competition, lean into targeted incentives that preserve margin while moving inventory.
For Investors
- Manor presents buy-low opportunities but requires careful resale risk management.
- Round Rock remains a long-term hold candidate because of limited supply and strong demand for schools.
- Hutto’s fast turnover and limited pipeline can create short-term appreciation windows but expect competition for turnkey product.
FAQs About August 2025 Austin Market Update
Is now a good time to buy in the Austin suburbs?
Short answer: it depends on your priorities. If you value affordability and want strong buyer leverage, Manor currently offers deep discounts. If you prioritize long-term stability and resale value, Round Rock and Georgetown still lead the pack. Hutto is the place to go if you want speed and limited competition — but you’ll need to act quickly.
How do I get the best builder incentives?
Work with a buyer’s agent who specializes in new construction. Have financing pre-approval ready, and be prepared to negotiate upgrades, rate buydowns, and closing-cost credits. Don’t rely on model-home sales reps to volunteer their best offers; they work for the builder.
Are the price drops in Manor temporary?
They might be driven primarily by oversupply. If the pipeline continues to deliver tens of thousands of homes, some segments may remain soft. But neighborhoods with strong amenities, schools, and infrastructure investments could recover faster. Always analyze the specific subdivision and future comparables.
Should I buy in a market with rising prices like Round Rock?
If you value stability and are comfortable paying a premium for proven demand drivers (schools, location, employment), Round Rock remains a sound choice. Longer days on market give you negotiation room, but expect to compete on the best product.
How do I decide between nearby suburbs when budgets overlap?
Compare commute times, school ratings, HOA fees, future pipeline, and total cost of ownership (property taxes, insurance, utilities). Make a short list of non-negotiables, then evaluate neighborhoods against those criteria. We recommend side-by-side comparisons during a call so you can see real tradeoffs.
Final Thoughts
This August 2025 Austin Market Update shows a metro in flux. Some suburbs are surging — Round Rock and Georgetown — while others are offering significant bargains — Manor — and a few like Hutto are moving incredibly fast despite slight price dips. The key takeaway: don’t rely on headline median prices alone. Zoom into the suburb and neighborhood level, know where pipeline and supply are headed, and never negotiate new construction without an experienced buyer’s agent in your corner.
If you want personalized guidance, we invite you to book a Zoom call with us. We’ll walk through builder incentives you won’t see online, compare suburbs side-by-side, and help you build a plan that fits your timeline and budget. Whether you’re moving in 10 days or 10 months, the smartest buyers prepare early.
Thanks for reading — we’re Alisha and Matthew Wilson, and we live and work in these suburbs. Follow our site and updates for monthly local market breakdowns so you can move with confidence.
