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Austin homeowners drop house price nearly 30% as they struggle to sell

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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.

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A ‘For Sale’ sign is seen on March 19, 2024 in Austin, Texas. Home prices and apartment rents in Austin have declined more than any other city in the country in 2024.

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.

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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.

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Austin, TX

Inaugural TX Honky Tonk Fest pays ode to two-stepping resurgence

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Inaugural TX Honky Tonk Fest pays ode to two-stepping resurgence


Honky tonks are dance halls common in Texas, where men and women come to dance, drink, and socialize. They dance the two step on a large wooden dance floor to country and Western music, sometimes played by a band. 

Neville Elder/Corbis via Getty Images

As the Live Music Capital of the World, Austin is home to a whole host of venues, musicians and music lovers who flood bars and dance halls each night of the week to seek community and reprieve. Among them are the mix of newer and legendary honky-tonk venues that have ushered in seasoned dancers and newcomers to the craft of a little thing Texans like to call the two-step.

It’s a legacy that has seen revitalization and resurgence in recent years, both within Austin and beyond the Lone Star State. As country music reaches new heights of popularity and is capitalized all the more by cross-genre music icons like Houston’s Beyoncé, with it comes a renewed appetite for all things honky-tonk — and that’s something Austinites are looking to commemorate at Austin Monthly’s Honky Tonk Fest.

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Austin Monthly announced the creation of the festival in early September, noting it as “a love letter to the culture that has taken over nightlife in Austin and beyond.” Seasoned two-steppers and newer fans of the honky-tonk scene will gather at Jester King Brewery on Saturday, November 8, where the festival will spotlight nine artists across two different stages as well as feature two-stepping lessons, art, fashion, food vendors and other amenities.

For Bryan C. Parker, executive editor at Austin Monthly and the festival’s creator, he said he was inspired by the influx of newer honky-tonk venues and dance halls in recent years — like White Horse and Sagebrush — as well as offering an ode to legacy institutions like Sam’s Town Point and The Little Longhorn Saloon. At the heart of those venues, and honky-tonk culture at large, he said, is a communal spirit. But, he added, it wasn’t until he did a cover story on honky-tonk culture for Austin Monthly earlier this year that he really found himself inundated within, and mentally fixated on, the enduring legacy of that culture.

The band Mrs. Glass from Austin, Texas perform at the White Horse during 2012 SXSW Music, Film + Interactive Festival on March 16, 2012 in Austin, Texas. 

The band Mrs. Glass from Austin, Texas perform at the White Horse during 2012 SXSW Music, Film + Interactive Festival on March 16, 2012 in Austin, Texas. 

Michael Buckner/Getty Images

“I’ve lived in Austin for 24 years, but after I did that deep dive to report that story, I just couldn’t stop thinking about [Austin’s honky-tonk community],” he told MySA. “I found myself going out more — dancing and hanging out — and the bands are so good, and that fascination and love has kind of lingered, and I wanted to do something to celebrate that. So that’s how Honky Tonk Fest was born.”

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Within that communal scene is a cross-generational and cross-cultural reach, where 20-somethings who might be newer to the dance form link hands and partner with seasoned dancers decades older than them. That sense of welcoming is something he said has helped broadened the reach of honky-tonk venues and two-stepping.

“I feel like Austin is a place that embraces all kinds of people, and that is true of these honky-tonks as well,” Parker said. “You’ll see people that look like hipsters at the club, but you’ll see people that look like cowboys at the club — you know, tried and true cowboys. It’s truly a place where everyone feels welcome.”

Debra Watson dances with Shaan Shirazi to the music of James Intveld at the Little Longhorn Saloon on Sunday February 19, 2017 in Austin, Texas. Sunday at the bar features bingo centering on chicken droppings. 

Debra Watson dances with Shaan Shirazi to the music of James Intveld at the Little Longhorn Saloon on Sunday February 19, 2017 in Austin, Texas. Sunday at the bar features bingo centering on chicken droppings. 

The Washington Post/The Washington Post via Getty Im

Part of that welcoming effort is reflected in Honky Tonk Fest’s music line up, which features Austin’s Aaron McDonnell & the Neon Eagles and Chaparelle, join the likes of Nashville’s Emily Nenni and New York’s Honky Tonkin’ in Queens. That eclectic mix of artists across the country is indicative of the cultural currency Texas’ music and dance scene has had nationally, with Parker referring to the Lone Star State as a “cultural taste maker.”

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And, if you happen to be a honky-tonk newcomer coming out on November 8? Parker’s biggest encouragement is that while this festival is a one-day event, you can find quality live music, dance lessons and communities in venues across Austin year-round. 

“When you come to Austin, I think you find something that feels like it’s grassroots: It’s ground up, and it’s really driven by the people who are here and working here, and especially live music,” he said. “We love DJ sets and having fun, and obviously we’re bringing DJs in for the festival. But in Austin, everything comes back to and is driven by live music. And the amount of talent we have in our live music every night of the week is pretty astonishing.”

Austin Monthly’s Honky Tonk Fest runs on Saturday, November 8, from 1 to 11 p.m. at Jester King Brewery,

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Find it: 13187 Fitzhugh Road, Austin, TX 78736

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Austin, TX

Austin woman honored for decades of kindness and service

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Austin woman honored for decades of kindness and service


For 39 years, Gabriela Olivares has been showing up for others, in her classroom, her church, and her community.

Now, her friends are returning the favor with a Cash for Kindness surprise. Nominated by her friend Patricia González-Villaseñor, Gabriela is known as the person who always puts others first. She’s the one organizing birthday get-togethers, checking in after a loss, and driving hours to support a friend, all without expecting anything in return. In her nomination letter, Patricia wrote in part, “Gabriela is a great friend and human. There are not enough words to describe how incredibly kind and selfless she is. She is the kind of friend everyone wishes they had, always thinking of others, always showing up without expecting anything in return.”

She added, “Her generosity knows no limits, and she lead with such humility that it’s easy to overlook just how much effort and love she puts into everything she does. She makes this world brighter simply by being in it, and everyone who knows her is lucky to call her a friend. She is a beautiful soul and a great individual.”

Her kindness extends beyond her circle of friends. Gabriela recently planned a recognition dinner for nearly 100 church volunteers, coordinating, decorating, and even funding the event herself.

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After decades of giving, her friends decided it was her turn to be celebrated. During a birthday celebration at El Mercado Restaurant on Burnet Road, CBS Austin’s Allison Miller surprised Gabriela with $500 from Air & Plumbing Today, to thank her for the countless ways she’s made life brighter for others.

“I just love helping people, that’s what makes me happy,” Gabriela said.

Through Cash for Kindness, CBS Austin honors Central Texans who go above and beyond to make a difference.

If you know someone trying to make our world a little brighter in our Central Texas community, you can nominate them for our Cash For Kindness spotlight. Each winner will receive a $500 Amex Gift Card provided by Air & Plumbing Today and will be featured in an upcoming ‘Cash For Kindness’ segment. Click HERE for the form.

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Texas’ Fastest-Growing City Is An Austin Suburb With Shops, Classic Barbecue, And Ample Outdoor Adventure – Islands

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Texas’ Fastest-Growing City Is An Austin Suburb With Shops, Classic Barbecue, And Ample Outdoor Adventure – Islands






If it seems to Austinites like their city keeps growing year by year, they’re not wrong. Barring a minor dip from 2019 to 2020, the Texas capital not only continues to keep it weird, but also attracts more people day by day — especially from California. New residents join the nearly 2.5 million Texans within the Austin metro area (as of 2023) in enjoying Austin staple Torchy’s Tacos, pronouncing the neighborhood of Manchaca as MAN-shack, and taking a dip in Barton Springs in Zilker Park. And while the Austin metro area now spans past Round Rock in the north and the food-and-booze-infused San Marcos to the south, another Austin suburb is growing even faster than its parent city: Leander, along Route 183 about half an hour from downtown Austin.

A mere 7,600 people called little Leander home in 2000. In 2025, that number has exploded to nearly 93,000. Much of this completely bananas population growth can be attributed to the obvious, namely, Leander’s proximity to Austin. Owning a home in Austin is more expensive, making Leander an attractive alternative.

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But Leander’s got a lot going for it, aside from cheaper prices. Though definitely a spread-out, decentralized suburb, Leander still has some of the same top-notch Texas barbecue places that folks can expect from Austin or anywhere else in the Lone Star State, some of which live along the gloriously-named Hero Way. Leander’s also got its fair share of independent boutiques that have absorbed some of Austin’s nearby quirk, like Wildfire Artisans, which operates out of an old train car. Then there’s Leander’s natural spaces, which are possibly its standout attraction. From the sprawling Garey Park to the picnic-perfect Devine Lake Park, Leander’s got no shortage of outdoor activities at the ready.

Dig into Leander’s extensive barbecue and shopping options

Any Texan or would-be Texan worth their salt — or sauce — will die on the hill of Texas barbecue being the greatest of barbecues. Super slow-cooked and juicy brisket stands at the forefront of Texas barbecue offerings, and a Leander barbecue joint like Stubblefield’s is no exception. Located right off Route 183, which runs all the way down the length of Leander, Stubblefield’s has a near-5.0 rating on Google. In a place like Texas, this is quite the high bar. And because we’re living near food truck heaven in Austin — a city with over 2,000 food trucks (although Hawaii takes the food truck crown) — Stubblefield’s is, naturally, a truck.

Stubblefield is also just five minutes away from two more barbecue places, Smoky Mo’s BBQ and Blue Corn Harvest Bar and Grill, on the aforementioned Hero Way. This is all on the north side of Leander, by the way. The south side has a similar barbecue strip along Whitestone Boulevard with four more barbecue places right in a row. One of them is even another Smoky Mo’s.

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After swelling up with so much meat, why not poke around some of Leander’s quirky, cool, rustic, and sometimes twee shops? Leander Marketplace sits at the top of the list, an antiques-meets-oddball-goods flea market only open on the first Saturday of the month. It makes a perfect pair with the Hill Country Community Ministries Thrift Store, a short six-minute drive away. The women-focused boutique Turquoise Peacock Boutique, meanwhile, offers some beautiful, curated goods for customers, while The Hobby Shop is basically a brain-melting dream for any fan of high-quality model cars.

Explore Leander’s copious natural spaces

Leander is so festooned with natural spaces of all sizes and types that it’s almost more accurate to think of the city as Texan countryside with human habitation sprinkling within it. This is where we see the additional benefit of choosing to live in Leander rather than Austin, one enjoyed by its massive influx of residents. For potential residents who don’t mind the daily trade-off of city culture for nature (but keeping the barbecue and some of the shops, mind you), Leander is for you. And for travelers wanting a break from cities, but wanting to stay close enough to the city not to get lost in the wilderness, Leander is also for you.

Balcones Canyonland National Wildlife Refuge is one of the most prominent outdoor offerings around Leander, about 30 minutes west of the city. Around 1,000 acres of the 27,000-acre preserve are open to the public, acres that illustrate that Texas’ natural environment is way more complex than mere sand in the desert. Hiking and wildlife watching are the most obvious draws for visitors, as the park is home to 245 bird species (and brought the black-capped vireo back from being endangered). Ranger-led activities are also an option, as is limited hunting with a permit and via lottery.

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Folks sticking directly within and around Leander will have no problem finding natural spaces, either. A small spot like Quest Village Park is basically a neighborhood park with a playground suitable for family ventures, dog walking, and so forth. Brushy Creek Lake Park, on the other hand, is a 90-acre, trail-focused, waterside park with a boat launch, exercise area, pavilions with grills, and more. Such options make it clear why Leander continues to grow so rapidly.





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