🏡 Austin homes are still selling, but buyers aren't exactly racing to the closing table.

In this week's episode of How's the Market, Austin?, real estate agent Derek Peterson and mortgage expert Kyle Carrington of Guild Mortgage break down the latest Austin housing market numbers, the Federal Reserve's impact on mortgage rates, and why buyers may have more negotiating power than they realize.

We're also talking about 2-1 and 3-2-1 mortgage rate buydowns, seller concessions, and what today's market means for anyone buying or selling a home in Austin, Texas.

📊 AUSTIN REAL ESTATE MARKET UPDATE | NOVEMBER 3, 2026 Here's what we're seeing in this week's MLS report:

🏠 163 homes closed — Median sale price: $575,000

📋 108 homes active under contract

⏳ 43 homes pending — Median asking price: $420,000

🏡 227 active listings included in this week's report

💰 96.5% median sale-to-list price ratio

📅 45 median days on market for closed homes

These figures reflect the listings captured in our weekly MLS report, not Austin's entire active inventory.

🎙️ WHAT WE'RE TALKING ABOUT THIS WEEK

📉 The Fed & Mortgage Rates What happened at the latest Federal Reserve meeting? Where could interest rates go next, and what might the Fed do in December? Kyle shares his perspective on monetary policy, inflation, and the mortgage market.

💵 Are Cash Buyers Driving Austin's Market?

The 43 homes in our pending category had a median asking price of $420,000—significantly lower than the median price of homes that closed. Could cash buyers and investors be part of the story? We discuss what the numbers might mean and why they don't tell us the full picture.

🏡 Austin Buyers Have More Negotiating Power

Homes in our report closed at a median 96.5% of their reported list price. That doesn't mean every seller will take a discount, but it does show buyers have room to negotiate in today's Austin real estate market.

🔑 2-1 vs. 3-2-1 Mortgage Rate Buydowns

How do temporary mortgage rate buydowns work? What do they cost? And how do your down payment and loan type affect the seller concessions you can receive?

🏗️ New Construction vs. Resale Homes

Builders are competing for buyers with incentives, closing cost assistance, and financing options. We discuss how those offers affect resale homes in Austin, Buda, Kyle, and surrounding Central Texas communities.

⏰ Why Buyers Are Taking Their Time

More choices and longer marketing times mean buyers can be selective. But sellers who price their homes correctly can still find success.

THE BIG QUESTION:

Is Austin becoming a buyer's market, or are we simply returning to a housing market where buyers have time to think before making an offer? Whether you're buying your first home, selling in South Austin, considering new construction in Kyle or Buda, or investing in Central Texas real estate, we're breaking down the numbers without the doom-and-gloom headlines.

🎙️ HOW'S THE MARKET, AUSTIN?

New episodes every week with:

Derek Peterson The ATX Team | Compass RE Texas, LLC Austin, Texas Real Estate

Kyle Carrington Guild Mortgage Mortgage Lending & Financing