Current economic volatility is affecting the market. Slowing sales and rising inventory levels are causing sellers to lower prices to attract buyers and buyers are regaining leverage. This is becoming a favorable environment for those that have been waiting for the right moment to purchase.

Mortgage rates are expected to remain elevated this year, which may not bring significant relief to buyers, but will provide more predictability, allowing both buyers and sellers to navigate the market with clearer expectations.

As we head into the busy spring homebuying season, increased options and improved pricing flexibility could encourage more buyers to enter the market.

We still need to find a 10-30 acre mini ranch for a buyer. The key is staying within about an hour of Georgetown. They want trees and are leaning westward. Grandkids limit the distance. Let us know, we're on the hunt.

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The Red Buds at the ranch are fading but they were beautiful while they lasted. This year both the native Red Buds and Wild Mexican Plums trees had an abbreviated blooming season due to a lack of rain, but both species seem to have wintered reasonably.

We've been loving it at the ranch for the past 8 years and a lot of our friends are moving this way too. We're located right in the center of our hill country universe of Georgetown, Liberty Hill, Lampasas, Llano, Burnet and Marble Falls. And when we get in the mood to "keep it weird" we're only 50 minutes to Guero's off of South Congress or Matt's on South Lamar in Austin!

"Scroll down past our photos to see a detailed real estate market report with enough stats of your area to satisfy the numbers nerd in you"

Austin MSA home prices dip as inventory rises, creating more buyer opportunities

In February, the median home price across the Austin-Round Rock-San Marcos MSA fell 3.9% year-over-year to $430,000, according to the latest Central Texas Housing Report released by Unlock MLS. While closed sales in the MSA dipped 6.5% year-over-year to 1,856 sales, rising inventory–up to 5.7 months of inventory––indicates growing opportunities for buyers heading into the spring homebuying season.

As of Tuesday, March 18, 2025, current interest rates in Texas are 6.83% for a 30-year fixed mortgage and 5.98% for a 15-year fixed mortgage.



In all of our decades in real estate sales, we have never seen such complex buy / sell / or wait scenarios, but can assure you of a thorough analysis and honest answer when you contact us.

Enjoy the following general market statistics for your area, but do keep in mind every home has a unique market value dependent on specific property, price point and location attributes.



Austin-Round Rock-San Marcos MSA

February 2025 - For Sale

• 1,856 – Residential homes sold, 6.5% less than February 2024.
• $430,000 – Median price for residential homes, 3.9% less than February 2024.
• 3,826 – New home listings on the market, 6.5% more than February 2024.
• 10,235 – Active home listings on the market, 16.7% more than February 2024.
• 2,452 – Pending sales, 5.0% less than February 2024.
• 5.7 – Months of inventory, 1.3 months more than February 2024.
• $1,055,114,766 – Total dollar volume of homes sold, 4.9% less than February 2024.
• 93.5% – Average close to list price, compared to 93.6% in February 2024.

City of Austin

February 2025 - For Sale

• 674 – Residential homes sold, 1.2% less than February 2024.
• $564,000 – Median price for residential homes, 2.6% more than February 2024.
• 1,446 – New home listings on the market, 7.8% more than February 2024.
• 3,522 – Active home listings on the market, 15.4% more than February 2024.
• 821 – Pending sales, 7.4% less than February 2024.
• 5.3 – Months of inventory, 0.8 months more than February 2024.
• $507,923,140 – Total dollar volume of homes sold, 6.7% more than February 2024.
• 93.1% – Average close to list price, flat compared to February 2024.

Travis County

February 2025 - For Sale

• 852 – Residential homes sold, 4.1% less than February 2024.
• $515,000 – Median price for residential homes, 2.2% more than February 2024.
• 1,863 – New home listings on the market, 4.2% more than February 2024.
• 4,793 – Active home listings on the market, 11.7% more than February 2024.
• 1,109 – Pending sales, 6.3% less than February 2024.
• 5.8 – Months of inventory, 1.5 months more than February 2024.
• $604,446,524 – Total dollar volume of homes sold, 2.7% more than February 2024.
• 93.2% – Average close to list price, compared to 93.4% in February 2024.

Williamson County

February 2025 - For Sale

• 632 – Residential homes sold, 11.2% less than February 2024.
• $415,000 – Median price for residential homes, 1.2% less than February 2024.
• 1,200 – New home listings on the market, 11.0% more than February 2024.
• 3,063 – Active home listings on the market, 22.2% more than February 2024.
• 810 – Pending sales, 6.6% less than February 2024.
• 5.0 – Months of inventory, 1.3 months more than February 2024.
• $294,078,031 – Total dollar volume of homes sold, 13.6% less than February 2024.
• 94.1% – Average close to list price, compared to 94.0% in February 2024.

Hays County

February 2025 - For Sale

• 262 – Residential homes sold, 7.5% less than February 2024.
• $359,000 – Median price for residential homes, 6.8% less than February 2024.
• 562 – New home listings on the market, 12.2% more than February 2024.
• 1,627 – Active home listings on the market, 16.9% more than February 2024.
• 378 – Pending sales, 6.5% more than February 2024.
• 6.4 – Months of inventory, 1.9 months more than February 2024.
• $115,844,736 – Total dollar volume of homes sold, 15.6% less than February 2024.
• 92.9% – Average close to list price, compared to 93.3% in February 2024.

Bastrop County

February 2025 - For Sale

• 85 – Residential homes sold, 17.1% more than February 2024.
• $356,214 – Median price for residential homes, 7.7% less than February 2024.
• 158 – New home listings on the market, 6.8% more than February 2024.
• 599 – Active home listings on the market, 35.5% more than February 2024.
• 128 – Pending sales, 5.2% less than February 2024.
• 7.2 – Months of inventory, 2.7 months more than February 2024.
• $33,125,954 – Total dollar volume of homes sold, 2.2% more than February 2024.
• 93.1% – Average close to list price, compared to 93.4% in February 2024.

Caldwell County

February 2025 - For Sale

• 25 – Residential homes sold, 11.7% less than February 2024.
• $276,990 – Median price for residential homes, 9.2% less than February 2024.
• 43 – New home listings on the market, 41.9% less than February 2024.
• 154 – Active home listings on the market, 7.7% more than February 2024.
• 27 – Pending sales, 30.8% less than February 2024.
• 6.4 – Months of inventory, 1.9 months more than February 2024.
• $7,619,523 – Total dollar volume of homes sold, 30.0% less than February 2024.
• 92.4% – Average close to list price, compared to 92.7% in February 2024.

Burnet County

Febuary 2025-For Sale

• Closed Sales - 40 Residential home sales, down 11.1% YOY
• Median Sales Price - $325,588, down 13.2% year over year
• Average Sales Price - $432,445, down 12.1% YOY
• Ratio to Original List Price - 89.7%, down 1% YOY
• Days on Market - 113, up 15.3% from January of last year
• New Listings - 164, increased 23.3% YOY
• Under Contract - 93, increased 8.1% YOY
• Active Listings - 600, a big increase of 30.7% YOY
• Months of Inventory - 8.4, up 15.5% from January 2024

We have been in the real estate business for over 35 years each, and still honored every time we receive a personal referral, or a testimonial like this one. 

Jon and CJ are amazing! I’ve lost count of how many houses they’ve helped my parents buy but they have helped me with both of mine and I can’t say enough good things. Especially when I bought my first home, they were so patient and knowledgeable!

Taylor Harned

Our Listings!

Nicely Remodeled Home in Villages of Berry Creek

Hurry this one won't last long! The layout is spacious and the home is stunning inside and out. The covered back porch provides the perfect outdoor living space to include a hot tub that conveys. Extra backyard privacy is created by the retention pond behind the property, and the breeze and trees keep it cool. The level of landscaping is extraordinary and helps deliver that extra sizzle that really makes this home stand out. Some features include 3 sides rock exterior, privacy fence, recent shingles and foundation repair with lifetime warranty, new HVAC in January 2022 with REMI Halo air filter, convenient office area in master bedroom, stained concrete driveway, fresh interior paint, irrigation system, wood burning fireplace, and epoxy sealed garage floor. The community pool is literally a few houses down the street and the neighborhood is quiet, but close to all things great in Georgetown.

View the tour at www.7614BuckMeadow.Info. Listed at $359,900

PENDING SALE

The Perfect Place to Build Your Lake House On Lake LBJ.

Recently Listed for Sale - Lot 3-940 Euel Moore, Kingsland, Texas 78639 -- This is a rare waterfront lot in Kingsland on gorgeous LBJ, a constant level lake. Kingsland has an HEB, many restaurants and is where the Llano and Colorado Rivers converge, providing spectacular natural scenery as well as big water all the way down to Horseshoe Bay and Wirtz Dam. Head up the Llano towards The Slab for sandy beaches and granite rock outcroppings, explore the Colorado and its' summer camp vibe or find a cove or join the party at a sand island. Dock for food and beverages at Wakepoint LBJ or Boat Town Burger Bar from your future lake house. Big features include 4 completed boat slips with 4 locking storage units and power, creating the perfect place, architectural designs and building plans for a 2400 sq. ft. home. HOA fees are for driveway and channel maintenance. The canal was recently dredged and the is approximately 100 yards to open water. Not Builder Restricted.

View the tour at www.Lot3-940EuelMoore.Info Listed at $399,000

New Listing In Heritage at Vizcaya - 55 + Community with Incredible Amenities

Welcome to Heritage at Vizcaya, a luxurious 55 and better active adult community. Built by Taylor Morrison, the Sedgwick plan offers a design that is extremely live-able. The fine finish out, gorgeous landscaping and extra large lot elevate the total package.

This home includes 2 bedrooms and two bathrooms, including bay windows, dual vanities and a massive walk in closet in the spectacular owner's suite. The study is situated off the main entry and could be a great hobby room or third bedroom. The enticing kitchen with center island seating is the social hub, open to the living room and providing a great view of the back yard. Additional features include an extended patio with retractable screens, full brick exterior, sprinkler system, water softener and upgraded mahogany front door.

Scenic trails run through the community and Heritage at Vizcaya has a private clubhouse with an array of amenities to include a heated pool, fitness center, spa, tennis, bocce and pickle ball courts, plus community events for a fulfilling lifestyle

View the tour at www.5056Lunata.Info Listed at $459,000

901 Rocky Hollow Dr. Burnet, TX

Spectacular 10 Acre Homesite at Rocky Hollow Ranch, a deed restricted and gated community.

Located at the Eastern edge of the Llano uplift, where the rugged rolling hills and granite outcroppings begin. Beautiful trees, wet weather ponds and abundant wildlife are on this property.

Property features include a 650 gallon rainwater collection system and wildlife waterer, as well as a 14 x 20 foot building with storage area. In addition, there is electricity, a water well and well house in place.

Rocky Hollow Ranch is just 4 miles West of Burnet on Hwy 29 and about as close to Lake Buchanan. This is the most beautiful larger acreage community we have seen in this area. The beauty of the neighborhood and quality of existing homes make this a dream destination. You have to see it!

View the Tour at www.901RockyHollow.info - Listed at $349,900

Lot 24, Andy's Pt., Burnet, Texas

We are excited to share a fantastic opportunity with you: a large corner lot with gorgeous views and native trees as The Hills of Shady Grove. This peaceful hill country community is nestled into rolling hills and conveniently located close to shopping, Burnet schools and the Highland Lakes. City water and sewer are available. You'd be hard pressed to find a better lot value in such a nice location.

Listed at $50,000

Outdoor enthusiasts, this is your West Texas Base Camp!

Located along the historic Texas Mountains Trail in Limpia Crossing, this 10 acre mountain side property offers mile high views. Native trees and flora, wildlife, and star gazing opportunities abound under the dark skies. Protection under the International Dark Sky Reserve ensures you'll have a stellar night sky view, and wild auodad and mule deer have paved rough trails up the mountain for you. Davis Mountains State Park is just five miles away, with great hiking and biking trails. A ten minute drive into historic Fort Davis is where you will find a well stocked grocery story, specialty market, gas and restaurants. Marfa and Alpine are both less than 30 minutes away, and more great hikes are nearby at the Chihuahuan Desert Center and the Davis Mountains Preserve. Visit neighboring McDonald Observatory for more advanced views of the universe, swim the cool spring fed waters at Balmorhea State Park, or use this as your base camp for the Big Bend area less then 2 hours away. The road and building site were improved in 2023. There is power access at the road, an yes, StarLink works here for internet service (even if the map shows it doesn't). Limpia Crossing Property Owners Association has reasonable restrictions that ensure minimal night time lighting and regular community road maintenance. Listed at $105,000.



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You can not imagine how proud we are to have served our clients for over 35 years now! The relationships we have built have become our motivating force, making work fun.

Please remember if you have any questions about purchasing or selling real estate either now or in the future, call us to discuss your plans and we can help you with your plan.

Jon & C. J. Pfau

If anyone you know might need help with buying or selling or just want to get monthly information for real estate, our link to our newsletter is below. Send it to friends and family. We won't bother anyone but we will give them monthly updates on the market for their own knowledge.

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Jon: 512-635-0232

C.J.: 512-415-0583

Email: Pfaucorealtors@aol.com