Austin, TX
Austin homeowners drop house price nearly 30% as they struggle to sell
Despite broader signs of a stable and predictable housing market in Austin, Texas, a luxury home has undergone several price reductions over the past year—a drop nearly 30 percent below its initial April 2024 asking price of $3,250,000.
Why It Matters
Austin’s housing market has been described as stable, with consistent sales and prices expected throughout 2025.
However, according to local reporting out of KXAN Austin, informed by Unlock MLS, Zillow and Realtor.com data, the city’s median sales price has seen a year-over-year decline of 4.7 percent. This could suggest minor market changes or specific area adjustments, even amid overall market health.
The Austin property at 4808 Ranch Road 2222 tells a different story. This situation highlights that even in a generally positive market, some homeowners may face challenges that necessitate significant price adjustments.
Getty Images/Brandon Bell
What To Know
The 3,406-square-foot Austin home has dropped in price five times since its initial listing in April 2024, culminating in a total reduction of 27.69 percent, or $900,000.
This is quite a bit higher than Austin’s overall average percentage price drop of -9.15 percent, recorded last week, per Pricing Culture. Further, the property’s five reductions far exceed the Austin average last week of 2.11 price drops per listing.
The four-bedroom, three-and-a-half-bath home is located in Austin’s Bull Creek neighborhood. According to Realtor.com, the neighborhood as a whole has a median listing price of $1,412,500.
Local market data reported by KXAN Austin shows an increase in the number of days homes are staying on the market over the past eight months, averaging 84 days, though the average is slightly lower compared to a full year prior.
Outside of broader market trends, the home at 4808 Ranch Road could possibly point to an overestimated initial valuation or a lack of buyer interest at the higher price points in this upscale market segment.
What People Are Saying
Dr. Clare Knap, housing economist at Unlock MLS, told ATX Today: “2025 really will be a year in the Austin housing market that is defined by stability … predictable levels of inventory, relatively consistent mortgage rates, [and] consistent expectations around year-over-year changes to home sales and prices.”
“I don’t think we’re necessarily going to see the same level of growth … as we did in 2024, but I think we’re going to relatively maintain our level of inventory in 2025.”
Marco Santarelli, founder and CEO of Norada Real Estate Investments, wrote in a 2025-2026 Texas housing market forecast: “Several areas, including Austin, Huntsville, Sulphur Springs, Corpus Christi, and the Permian Basin cities like Odessa and Midland, face the possibility of experiencing a decline in home prices over the next year. Keep in mind that the projected declines are generally relatively small.”
What Happens Next
Analysts predict that while 2025 may see improvements in mortgage rates and buying conditions in Austin, sellers might still face pressures if economic uncertainties persist.
As for 4808 Ranch Road, only time will tell if the latest price adjustment will attract buyers or if further reductions are on the horizon.
Austin, TX
Austin Police Department updates procedures after controversial deportation
AUSTIN, Texas — An update to the Austin Police Department’s (APD) procedures outlines that officers are not required to contact U.S. Immigration and Customs Enforcement (ICE) when a person is found to have an ICE administrative warrant if they have no other arrestable charge.
The update follows a controversial deportation from January, when a woman’s disturbance call to APD led to her detainment, alongside her 5-year-old child, who is a U.S. citizen.
The incident led to questions from the community regarding the way APD is supposed to interact with ICE.
In a March 4 memo, APD Police Chief Lisa Davis said that the directives provided by ICE administrative warrants could be confusing in their wording.
According to Davis, officers have not historically regularly encountered administrative warrants while using the National Crime Information Center database, which is used to conduct identity checks. However, in 2025, federal agencies began entering a large volume of administrative warrants into the system.
According to the memo, administrative warrants are formatted in a way that looks similar to criminal warrants in the system.
The APD General Orders have been updated to clearly define the difference between criminal warrants and ICE administrative warrants, as well as specific instructions for how ICE administrative warrants should be handled moving forward.
“APD recognizes the sensitivity of this issue, not only within our city but across the nation. These policies were updated to provide clarity to our officers, ensure compliance with state law, and maintain officer discretion guided by supervisory oversight and operational consideration,” Davis said in the memo.
The updated procedures instruct officers to contact their supervisor when a person is found to have only an ICE administrative warrant, but no other arrestable criminal charge. From there, the officer or their supervisor may contact ICE, but is not required to.
“Austin Police and City of Austin leadership share a paramount goal for Austin to be a safe city for everyone who lives, works, or visits here,” Davis said in the memo. “We particularly want to ensure that anyone who witnesses or is the victim of a crime feels secure in contacting the police for help.”
According to the memo, the entire APD staff will be required to complete new training regarding these updates.
“In concert with the policy updates, APD is launching a public webpage to help people understand their rights and provide links to resources available from the City of Austin and community organizations, such as Know Your Rights training,” Davis said in the memo. “The webpage will also include information on the option of using APD Victim Services as an alternative to calling 9-1-1, when appropriate, and links to all general orders and policies related to immigration.”
Austin, TX
Texas Plans Second Execution of the Year
Austin, TX
Will the rest of Austin allergies seasons be as bad as cedar this year?
Austin had a particularly itchy and drippy cedar fever season to start the year. Many winter days, from late December into February, had high or very high ashe juniper (aka cedar) pollen counts.
Central Texas has a year-round allergy season with mold popping up at any time. For the more traditional spring and fall allergy seasons, forecasters at AccuWeather are predicting some of the allergens across the country will be worse this year than average.
Texas, though, is a different story.
For grass allergies, which happen now through September, AccuWeather estimates Austin will have an average season. However, just west of the Interstate 35 corridor in the Hill Country to almost El Paso, that season is expected to be worse than normal.
“Texas may experience above-average grass pollen for a few weeks,” AccuWeather’s allergy report said, “though the season could be shorter-lived compared to northern areas.”
It all depends on the weather
How much rain we get in the next six months and the perennial Texas heat will all affect the growing season for grasses and weeds, as well as the amount of pollen trees produce. The Farmers’ Almanac and the Old Farmers Almanac are both predicting a wetter and warmer spring.
Rain helps plants grow, which can increase pollen production over time. However, rainfall during allergy season can also bring temporary relief by washing pollen out of the air. That’s what we’re expecting this weekend, with our first meaningful rain chance in nearly three weeks. Tree and weed pollen levels might briefly drop, but mold could spike because it thrives in damp, humid weather.
If spring continues with excessive heat like we saw in February, it could limit the growth of some plants and trees. Extreme heat can reduce how much they grow, and how much pollen they produce. On the other hand, if we get a healthy balance of rain and only slightly above-normal temperatures — not extreme heat — pollen counts could climb. That’s especially true as we head into April, typically our windiest month of the year, which helps spread pollen more easily.
How can you treat allergies in Austin?
If you are feeling the effects of allergies, here are some things you can do to lessen them:
- Start taking allergy medication at least two weeks before your allergen’s season is supposed to start. Keep taking your allergy medication throughout your allergen’s season, even on low-pollen days.
- Vary your allergy medication. You can take a nasal spray, an eye drop and an oral antihistamine at the same time to treat the different symptoms. If one kind of allergy medication isn’t working, consult your doctor about whether you should add a second one or switch out the medication.
- Take a shower before going to bed.
- Take off outside clothes or shoes when you get into the house.
- Do a daily nasal wash such as a neti pot or saline spray.
- Consider seeing an allergist to get drops or shots to lessen your reaction to the allergen.
Consider these household tips to improve your chances of keeping allergens away:
- Change the filters in your house regularly during cedar fever season.
- Vacuum and sweep regularly.
- Change your sheets, especially your pillow regularly.
- Keep doors and windows closed.
- Clean out the vents in your home.
- Have your home tested for indoor allergens such as mold.
- Wash and brush the animals in your house to lessen the amount of allergens in the air.
- Wear a mask outside or inside while you are trying to lessen the pollen or mold indoors.
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