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
Texas ban on selling smokable cannabis takes effect March 31
Smokable cannabis products must be removed from Texas stores by the end of the month under new rules adopted by the state’s health department.
Virtually all edible hemp products will still be allowed with stricter packaging and testing requirements. But sharply higher fees on retailers and manufacturers, while lower than initially proposed, could lead to more expensive products or force some companies out of business.
The sweeping regulations for the state’s hemp industry were first recommended in December. They were created based on an executive order issued by Gov. Greg Abbott after the Texas Legislature couldn’t agree whether to regulate THC products more strictly or ban them entirely.
Last week, the Texas Department of State Health Services adopted its final version of the rules and said they would take effect March 31.
The new regulations effectively ban the sale of smokable hemp and extracts by changing how DSHS measures Delta-9 THC, the primary psychoactive ingredient in cannabis.
Michael Minasi
/
KUT News
Under the state’s 2019 hemp law, cannabis with no more than 0.3% Delta-9 by dry weight is considered legal hemp.
The adopted DSHS regulation includes a new “total THC” rule, which counts a cannabis compound known as THCA in the Delta-9 calculation. THCA converts to Delta-9 when heated or smoked, which is why a product known as THCA flower has become widely popular in Texas.
During the public comment period, hundreds of people told DSHS they oppose counting THCA as Delta-9. THCA is not explicitly banned by state or federal law.
In its response, DSHS said the “total THC” policy follows existing state and federal regulations, which are the rules written by government employees tasked with interpreting law.
The Texas Agriculture Commission adopted regulations in 2020 requiring that tests account for the potential conversion of THCA to Delta-9. The U.S. Department of Agriculture proposed a similar rule on the last day of President Trump’s first term. The rule was adopted two months later by the Biden administration.
The state’s new hemp regulations slash a proposed 10,000% increase in the annual fees charged to retailers and manufacturers of what Texas calls “consumable hemp products.” But the adopted fees — $5,000 per year for each retail location and $10,000 per year for each manufacturing facility — are still 33 and 40 times higher, respectively, than existing levies.
More than 9,100 retail locations in Texas are registered to sell consumable hemp products, according to state health records.
Michael Minasi
/
KUT News
Some retailers say the fees are still crippling, especially coupled with the new prohibition on smokable products.
“It’s a high rate, but it would still be feasible, but then we come into the [THCA] regulations,” said Estella Castro, owner of the hemp store Austin Cannabis Co. “If you don’t have the flower, and the flower is going off completely, I don’t think you’re going to have the $5,000.”
Castro said smokable products account for about 40% of her sales.
Cannabis advocates say they are glad to see new product recall standards and a process to track consumer complaints, but they believe high licensing fees and a ban on flowers and extracts will power up the unregulated market.
“We know that consumers will be able to still acquire these products either from out of state operators who are not restricted by DSHS regulations or from the illicit market, which causes the most concern for us,” said Heather Fazio, who leads the Texas Cannabis Policy Center. “The illicit market doesn’t have age restrictions. It doesn’t have safety mechanisms and consumer protection.”
The new DSHS rules only affect the manufacture, distribution and sale of hemp products. They don’t affect state law allowing for possession of them.
Mark Bordas, head of the Texas Hemp Business Council, compared the $10,000 fee annual on hemp manufacturing facilities to the Texas Alcoholic Beverage Commission’s fee on distillers: $3,000 every two years.
“Our concern is some of these measures are so draconian that you are going to drive people out of the business and then folks’ access to the products,” Bordas said. “Invariably, we’re going to have to bring forth a [lawsuit], and the state has to defend what it’s done, and that’s taxpayer money, and it’s a waste.”
Austin, TX
3 Top Texas Longhorn Recruiting Targets Were Blown Away By Their Visits to Austin
The Texas Longhorns continue to do everything they can to better their team for the future, including dominating on the recruiting trail with some of the most sought-after prospects in the country.
Their latest installment comes after extending offers to offensive lineman Ty McCurry and Jayden Thompson, while also leaving a favorable impression on premier recruit Brayson Robinson.
As they continue to make a push for another top-10 class under head coach Steve Sarkisian, the Longhorns made a staunch impression on three of their top targets for the 2028 cycle.
Forty Acres Stands Out
The Longhorns continue to make a push on the recruiting trail, hosting some premier targets on the first day of spring camp, and extending offers to McCurry and Thompson. Both players were impressed with what they saw, not just on the football field, either, but from the Forty Acres as well.
“They said I’m their top guy and that they want me back out for a visit soon. “McCurry tells me of his conversations with the Longhorns before continuing on where they stand in his rankings. “I’ve loved the past two times I’ve been in Austin to check out the Longhorns and can 100 percent see them being a contender in my commitment down the line.”
McCurry was a Sports Illustrated freshman All-American and currently stands at 6-foot-6 and 270 pounds, currently holding 11 offers with many of them coming from the Lone Star State. The other offer from the first day of practice went to Jayden Thompson, number 15-ranked offensive tackle in the 2028 class according to 247Sports.
“My conversations with the coaches went very well, they were all very inviting and helpful,” Thompson told Texas Longhorns On SI of the Longhorns staff. “If I had one takeaway, it would be the tour of not just the football part of the school, but the campus as well.”
Another target for the 2028 cycle is Brayson Robinson, an edge defender out of Mavel, Texas. While he didn’t receive an offer yet, he has quickly garnered interest with some of the top programs in the country. The Arizona State Sun Devils and Alabama Crimson Tide have been on him mainly, but he’s hearing from a lot of schools, including the Longhorns, who impressed him.
“It went amazing and I like how every coach introduced themselves to my family and me,” Robinson told Texas Longhorns On SI about his visit. “I also love the culture.”
With still a while to go until the 2028 cycle becomes the forefront on the recruiting trail, Sarkisian and his staff continue to set themselves up to be at the top of the conversations regarding the premier talent on their target board.
Austin, TX
Severe storms possible in Austin midweek. Here’s what to expect and timings.
So far this month, Austin’s main weather observation site at Camp Mabry has recorded 0.7 inch of rain, but the year overall has been dry. Since Jan. 1, we’ve recorded just over 2.5 inches of rainfall, which is about 2.75 inches below normal at this point in the year.
While the weekend rain wasn’t exactly a drought-buster, we can still keep our hopes high — or, in the words of a classic infomercial: “But wait … there’s more!”
Morning: We’ll wake early Tuesday under dark and cloudy skies, as the sun doesn’t rise in Austin until 7:46 a.m. because of daylight saving time. Temperatures will be near 70 degrees, but don’t expect the same foggy start we saw Monday. Winds will be a bit gusty out of the south, which will help keep the low-level moisture mixed and prevent it from settling in and creating a layer of fog.
Midday: Sprinkles or light showers are possible through midday, but the heavier rainfall will hold off during the morning. The upper-level low pressure system approaching from the west will help produce active weather across West Texas during the first half of Tuesday.
Afternoon: However, across Central Texas an atmospheric lid, known as a capping inversion, will remain in place until surface temperatures warm up enough for rising air to break through the “cap.” Once that happens, the atmosphere will gradually destabilize through the afternoon and evening, allowing rain and thunderstorms to develop.
Breezy south winds will continue throughout the day, with gusts up to 25 mph. Afternoon temperatures are expected to climb into the upper 70s and lower 80s.
Once the cold front transits east of Austin on Wednesday, drier and cooler weather will settle in for the rest of the work week before 80-degree afternoon temperatures reemerge next weekend.
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