Buying in Austin,the Texas way.
Buyers have room to negotiate right now. Here is how the Texas process works, from pre-approval to a closing you can sign from out of state.
Slower market.Stronger buyers.
Four numbers from the August 2026 report, and what they mean when you write an offer.
At the current pace, it would take about five months to sell every home on the market. That gives buyers leverage on price, repairs and closing costs.
On average, homes sold for about 93% of their list price. Base your offer on recent sales nearby, not on the asking price.
The average home took more than two months to sell. A listing that has sat, or had a price cut, often has a seller ready to talk.
Closed sales fell 7.3%, but pending sales rose 1.5% and new listings fell 7.0%. Well-priced homes in popular areas can still draw more than one offer.
Source: Unlock MLS, Central Texas Housing Report, August 2026 (Austin–Round Rock–San Marcos MSA). Changes are year over year.
Seven steps.About 30 to 45 days.
A typical financed purchase for a buyer moving from out of state. Contract to closing usually takes 30 to 45 days.
- 01Before you tourGet pre-approved with a Texas lender
A lender who closes loans here every week knows local title companies, surveys and HOA timelines. A full pre-approval, not a quick pre-qualification, makes your offer as strong as a local buyer’s.
- 02Before the first tourSign a buyer representation agreement
Since the NAR settlement took effect in August 2024, agents must have a written agreement with you before touring homes together, in person or by live video. It sets out services, term and how your agent is paid, and every part of it is negotiable.
- 03Weeks 1–6Tour by video, then visit
Narrow the list with live video walkthroughs and recorded neighborhood drives. Then plan one focused two- to three-day trip to see finalists and drive the commute at rush hour.
- 04Day 0Offer on the TREC contract
Resale homes in Texas are bought on state-promulgated contract forms; the current one-to-four family version became mandatory July 1, 2026. Price, option period, earnest money, closing date, survey and title costs are all negotiable.
- 05Days 1–10Option period and inspections
Within 3 days you deliver the option fee and earnest money to the title company. During the option period you inspect and can terminate for any reason, getting your earnest money back and giving up only the option fee.
- 06Days 10–30Appraisal, title and survey
The lender orders the appraisal while the title company clears title and issues a title commitment. You review the survey (or the seller’s T-47), HOA documents, any MUD or PID notice, and insurance quotes.
- 07Days 30–45Close in person or remotely
After a final walkthrough, you sign with the title company. Out-of-state buyers can often use a mobile notary or remote online notarization, but many lenders still require wet signatures on the note and deed of trust, so confirm early.
Texas does ita little differently.
If you have bought in California, New York or Illinois, these are the pieces that will feel new.
General information only. Your contract, lender and title company set the actual terms; ask a Texas real estate attorney for legal advice.
New or resale.Different leverage.
Builders and resale sellers are both negotiating right now, just with different tools.
Builders often offer rate buydowns, closing-cost credits or upgrades, usually tied to their affiliated lender and title company. Compare the full package with an outside lender’s quote, not just the headline rate.
Most builders require your agent to register you, or be with you, at your first visit. If you sign the guest card alone, you may lose your own representation in that community.
Many newer suburban communities sit in a MUD or PID that paid for roads, water and sewer. Ask for the total tax rate before you compare two homes.
City inspections check code, not workmanship. A common plan is a pre-drywall inspection, a final before closing and an 11-month check before the first-year warranty ends.
Established neighborhoods have mature landscaping, no construction next door and often lower tax rates. Check the age of the roof, HVAC and water heater.
With homes averaging 66 days on market, you can ask for price, repairs, a credit toward closing costs or a seller-paid rate buydown. Time on market and price history show where to push.
Source: Unlock MLS, August 2026.
Rent first,or buy now?
Both are reasonable. The right answer depends on how well you know where you will work and live.
- You have not spent time in the area — commutes and school zones change within a few miles
- Your office location or start date is not settled
- You need to sell your current home before you can buy
- You want to try a suburb before committing to it
- You know your work location, school needs and budget
- You have visited and narrowed it to two or three areas
- Your pre-approval and down payment are ready
- You would rather move once — a quick move-in new build can match your start date
- Median rent — $2,150 a month, flat from a year ago (Unlock MLS, August 2026)
- Supply is tight — 1.6 months of rental inventory, active rentals down 27.9%; start about six weeks before move-in
- 12-month leases are standard — shorter terms often cost more per month
- Breaking a lease — usually a reletting fee plus rent until the home is re-leased; read the early-termination clause
- Texas law lets tenants end a lease early for military orders and certain safety reasons, such as family violence
- Planning to buy soon — ask for an early-termination option before you sign
Source: Unlock MLS, August 2026.
Most suburbs have one.Read before you sign.
Nearly every newer neighborhood around Austin has a homeowners association. They keep streets consistent, and the rules are real.
- Varies widely by community — higher with pools, amenity centers or gates; ask for the exact figure
- Often billed quarterly or yearly, not monthly
- At closing — a transfer fee, resale certificate fee and sometimes a one-time capital contribution
- Dues cover common areas, pools, trails and entrances — not your own roof or yard
- Fences — height, material and stain color
- Exterior paint — often from an approved color list
- Parking — trucks, boats, RVs and overnight street parking
- Exterior changes need architectural committee approval first
- Texas law limits some bans — solar panels, rain barrels, drought-tolerant landscaping and flag display
- HOA — private association; collects dues and enforces deed restrictions
- MUD — public taxing district; pays for water, sewer and roads through your tax bill
- Many newer communities have both, plus sometimes a PID assessment
- Compare total monthly cost — tax, MUD, PID and HOA together
- Deed restrictions — recorded with the county and binding on every owner
- Resale certificate — dues, special assessments, violations and lawsuits; due within 10 business days, fee capped at $375
- Budget and reserves — thin reserves can lead to special assessments
- The standard Texas HOA addendum gives you a short window to terminate after you receive the documents
What locals knowbefore they buy.
Melissa Jung, REALTOR®Texas-specific details that save money, or a bad surprise, after closing.
Buying from out of state?Start with a plan.
Tell us your timeline, budget range and where you will work. We will map areas, a realistic calendar and virtual tours before you book a flight.