Mueller Market Update: December 2025

What Buyers and Sellers Should Know as We Head Into 2026

As 2025 comes to a close, I’m seeing something in the Austin market that we honestly haven’t experienced in a while – predictability.

The frenzy is behind us. The dramatic headlines have quieted down. And what’s left is a market that rewards smart strategy, realistic pricing, and thoughtful decision-making.

In this December update, I’m sharing what I’m seeing from real transactions happening across Austin – and especially in Mueller, where neighborhood-level trends often tell a much more accurate story than citywide statistics.

If you’ve been asking yourself, “Is now the right time to buy, sell, or wait?” this is the clarity you’ve been looking for.

The Big Shift: Stabilization, Not a Slowdown

Yes, inventory is higher than it was during the peak frenzy years. But “higher” doesn’t mean “high” when you look at Austin historically. What we’re seeing is balance returning to the market.

Here’s what that looks like:

Buyers have more choices than they’ve had since before 2020
Sellers no longer have automatic leverage
Homes that are priced correctly and show well are still selling
Homes that miss on price or condition are sitting

This is not a slow market – it’s a selective one. And selective markets reward preparation.

What Buyers Are Experiencing Right Now

For the first time in a long time, buyers can breathe.

They can take the time to:

Compare homes thoughtfully
Negotiate repairs and concessions
Focus on layout, location, and long-term fit
Avoid bidding wars in most price points

Interest rates have stabilized enough that buyers can plan without feeling like the ground is shifting daily. Many are realizing that waiting for “perfect” rates over the past two years meant missing good opportunities.

What I’m seeing now are serious buyers stepping back in because the chaos is gone.

What Sellers Need to Hear (Even If It’s Hard)

This is where some sellers get tripped up.

The market today is not the market of 2021 or 2022. Pricing your home based on those years is the fastest way to sit on the market and start chasing price reductions.

The sellers who are succeeding right now are the ones who:

Price correctly from day one
Prepare their home meticulously
Understand that presentation matters more than ever
Rely on data from the last 60–90 days, not the last few years

When those pieces come together, homes are still moving – especially in neighborhoods like Mueller, where lifestyle and walkability continue to drive strong demand.

Mueller Still Moves to Its Own Rhythm

Even when Austin headlines feel mixed, Mueller continues to be one of the most resilient micro-markets in the city.

Because buyers here aren’t just buying a house. They’re buying:

Access to trails, parks, and pools
Coffee shops, restaurants, and farmers markets
Quick proximity to downtown, UT, and major employers
A true neighborhood feel that’s hard to recreate elsewhere

Well-priced, well-prepared homes in Mueller are still moving. Meanwhile, the gap between “move-in ready” and “needs work” has never been more obvious.

The Growing Gap Between Listings That Sell and Listings That Sit

One of the clearest patterns I’m seeing right now is this:

The difference between homes that sell and homes that linger is no longer subtle.

It almost always comes down to:

Condition
Staging
Professional marketing
Accurate pricing
Realistic expectations

This is a market that rewards professionalism – from both the agent and the seller.

What This Means as We Head Into 2026

We’re stepping into 2026 with:

Predictable interest rates
More balanced inventory
Motivated, serious buyers
Sellers who need to be strategic
A market that rewards preparation over luck

That’s actually a very healthy place for a real estate market to be.

For buyers, it means opportunity. For sellers, it means discipline. For both, it means clarity.

Should You Buy, Sell, or Wait?

The better question isn’t, “What is the market doing?”

It’s, “What are you trying to accomplish?” Because in a market like this, timing matters far less than strategy, and having the right local guidance can make all the difference.

Keeping Track

If you’re interested in seeing how the Mueller real estate market has been tracking, check out a few of our previous Mueller Market Updates:

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