Austin Home Seller FAQ

Q1: Is now a good time to sell my home?

In Austin in late 2025, the market has shifted from the overheated seller conditions of 2021 to a more balanced environment that is now tilting slightly back in favor of sellers. Unlock MLS data shows about a 5.07 month supply of homes across the Austin MSA, with the median sales price up 1.6 percent year over year, the average sales price up 5.3 percent year over year, and the median days on market at 57 days. Together, those numbers point to steady buyer demand and improving pricing power for sellers compared to earlier in 2025. With mortgage rates easing and buyer activity picking up in the fourth quarter, it may be a very good time to sell if you have been sitting on the sidelines waiting for conditions to improve, especially if you pair this backdrop with smart pricing, strong preparation, and a clear negotiation plan.

At Shipman Partners, we start with your specific micro market, not the Austin headlines. We pull Unlock MLS data for your neighborhood, school district, and price band to look at days on market, list to sale price ratios, current competition, and how often sellers are making price reductions. Then we overlay your situation: are you relocating, moving up, downsizing, or unlocking equity for retirement. Sometimes we recommend listing quickly to capture improving momentum. Other times we suggest 30 to 45 days of focused prep so the home is clearly one of the top three choices in your segment the day it hits the market.

Because we are a boutique, family owned Austin brokerage, you will not get a generic answer like yes or no. We will sit down, show you the actual numbers for your area, and give you a clear recommendation with best case, typical, and conservative scenarios so you can decide whether now is the right time for you to sell.

Q2: How much is my home worth?

In Austin, your value is driven by hyper local factors: school district lines, commute patterns, tech employment hubs, and even which side of a major road your subdivision sits on. Automated values from portals rarely understand those nuances, especially now that the market has cooled and price cuts are more common.

When you ask us what your home is worth, we prepare a custom Comparative Market Analysis using Unlock MLS data for the five county Austin area and then narrow it down to your true peers: same general location, similar age, size, and lot type, similar updates, and similar schools. We also look hard at current competition and pending sales, because those are the listings your buyers are comparing you to on their phones.

Then we walk the property in person. We factor in floor plan, condition, finishes, views, outdoor living, and how well the home will photograph and show in the Austin light. From there, we give you a realistic value range plus three pricing strategies and a net sheet for each. Online estimates become background noise. Your pricing is anchored in real Austin data and in what we see on the ground every day.

Q3: How long will it take to sell my home?

Recently, the typical Austin home has been taking around 2 to 3 months on the market before going under contract, compared to much faster times during the pandemic. Data from from the MLS shows the median days on market in the Austin area in the 55 to 65 day range in late 2025, plus roughly 30 to 45 days for a financed buyer to close after contract.

Your specific timing will depend on four big factors in our market:

• How competitive your price is versus similar homes in your immediate area
• Whether your condition and presentation match what buyers expect at that price
• Your price band and product type, for example a move in ready single family home in a strong school district may move faster than a dated condo in a soft submarket
• Seasonality and mortgage rate trends at the time you list

At Shipman Partners, we do not guess. We pull days on market stats for homes like yours over the past 3 to 6 months and give you a realistic timing range. For example, we might say: “Most homes like yours in this school district have gone under contract in 21 to 35 days when priced correctly. If we are not on track by week three, here is our Plan B.” That way you know what to expect and when we would recommend adjustments if the market is not responding.

Q4: What should I do to get my home ready before listing?

In Austin, good prep means addressing both what buyers see online and what they experience when they walk through the door in person. We focus first on curb appeal and first impressions, then on how the interior shows, especially in key rooms like the kitchen, main living area, primary bedroom, and primary bath.

When we walk your home, we focus on five high impact areas:

• Cleaning: Deep clean kitchens, baths, and flooring so everything reads fresh rather than “well used”
• Declutter: Remove personal items, family photos, and excess furniture so rooms feel open and buyers can picture themselves living there
• Obvious deficiencies with low cost and high return: Touch up paint, fix leaky faucets, tighten loose railings, refresh entry door paint and locks
• Furniture placement: Arrange furniture to create a welcoming and inviting flow through the main living spaces
• Landscaping: Add fresh mulch to beds, plant seasonal flowers, trim bushes and trees, power wash porches and sidewalks, and lay fresh sod for bare patches in the lawn

As a boutique brokerage, we will give you a prioritized checklist labeled “Must do before photos”, “High return if budget allows”, and “Nice to have but optional.” For many Austin homes, we will recommend small, targeted improvements like paint, lighting, hardware, and landscaping rather than big remodels that you will not fully recoup at sale.

Q5: Should I make repairs before I list, or sell “as-is”?

In the current Austin market, most buyers have more choices and more leverage than they did a few years ago. Homes with obvious issues like roof problems, visible foundation movement, or failing HVAC tend to sit longer or take a bigger pricing hit than homes that address the big items up front or are priced accordingly.

At Shipman Partners, we usually look at repairs through three lenses:

• Items that are likely to scare off multiple buyers or kill financing if left alone, such as serious foundation concerns, active leaks, or obvious roof damage
• Items that buyers will almost always ask for in our area, such as a non functioning HVAC in August or unsafe electrical issues
• Minor or cosmetic items we can either ignore, disclose and price around, or handle via a credit in negotiations

We will walk the home, review any past inspection reports or contractor bids you have, and then help you prioritize a short list of pre list repairs that protect your net. Sometimes that means fixing a few high visibility things and leaving others for negotiation. Sometimes it means embracing a true “as is” sale but with a realistic list price and an expectation that buyers will want a discount or a credit after their inspection.

Q6: Should I get a pre-listing inspection?

At Shipman Partners, we rarely recommend getting a pre-listing inspection. Our experience shows that pre-inspections rarely result in a higher net sales price for sellers and often create more problems than they solve. An inspection report will almost always turn up items the seller was unaware of, which then must be addressed either by repairing or disclosing and adjusting price. This typically reduces the seller’s net proceeds.

There are a few specific exceptions where a pre-inspection can make sense:

• Homes that were recently and significantly remodeled and are still under warranty from the general contractor
• Properties where the septic system has been replaced or significantly updated in the last few years (note that septic inspections are separate from general home inspections)

While it is critical that sellers do their best to provide accurate and truthful information on the Seller’s Disclosure Notice, a pre-inspection often expands the list of items you must disclose without necessarily improving buyer confidence or your negotiating position. In Texas, once you know about a material defect, you are generally expected to disclose it, and the TREC Seller’s Disclosure Notice is built around that obligation.

At Shipman Partners, we will look at your specific situation and give you the pros and cons of a pre-inspection report tailored to your property. In most cases, we will work from a “no surprises” mindset using targeted contractor checkups, complete disclosures, and strategic preparation rather than a full pre-listing inspection.

Q7: What do I have to disclose when I sell?

In Texas, the rules are very specific. For most previously occupied single family homes, you must provide a Seller’s Disclosure Notice that meets the requirements of Texas Property Code Section 5.008. TREC provides a standard form for this (Form 55 0, effective September 1, 2023) that covers known material defects, past issues, and a wide range of property details.

In Austin, buyers and their inspectors pay special attention to:

• Foundation movement and past foundation repairs
• Prior flooding or drainage problems, especially near creeks, greenbelts, and low spots
• Roof age, insurance claims, and hail history
• HVAC age and performance in our heat
• HOA, PID, and MUD obligations that affect monthly costs

When you list with Shipman Partners, we sit down and go through the disclosure with you line by line so nothing important is missed. We also help you gather backup such as warranties, invoices, permits, HOA documents, and any prior reports that give buyers confidence. Fixing something does not erase the need to disclose that it existed if it was significant, so our default advice is to disclose clearly and document well. This reduces the risk of disputes later and helps serious buyers feel comfortable moving forward.

Q8: How do real estate commissions and compensation work now after the NAR settlement?

Since August 17, 2024, Unlock MLS and other REALTOR MLSs can no longer display offers of compensation to buyer brokers in the MLS listing fields. That change came out of the national NAR settlement and applies here in Austin as well. It did not outlaw commissions. It changed where and how they are agreed to and documented.

With Shipman Partners, your listing agreement spells out what you pay our brokerage for marketing and representing your side of the transaction. That fee is negotiable. Separately, we talk with you about whether you want to offer any contribution toward a buyer’s broker fee and, if so, how that would be structured off MLS, usually in the purchase contract or as part of the concessions section.

During our listing consult, we will show you net sheets that compare different scenarios: no contribution, a flat dollar amount, a percentage, or handling help toward buyer costs as a general closing cost credit. That way you can see, in dollars, how each approach affects your likely net in this Austin market rather than guessing.

Q9: Do I still have to pay the buyer’s agent, and what are my options?

Under the new rules, Austin sellers are not automatically required to pay a buyer’s agent, but you are still allowed to if it makes sense for your price range, location, and the buyers you want to attract. In a balanced market like Austin is experiencing now, offering some form of help can make your listing more competitive, especially for financed buyers who are already stretched by prices, rates, and taxes.

With Shipman Partners, we typically walk through three options:

• You pay only the listing brokerage fee, and buyers pay their own agents directly under their buyer representation agreements
• You agree to a flat amount or percentage toward the buyer’s agent fee, written into the contract as one of your closing costs, not advertised in the MLS
• You offer broader closing cost assistance that buyers, with lender approval, can use toward fees or rate buydowns, which sometimes gives more flexibility than a fixed commission contribution

We will recommend a strategy based on what we see working in your specific segment, for example entry level homes in Pflugerville or Cedar Park versus a custom home in West Austin. Our goal is to balance market competitiveness with your net proceeds, not simply default to what was done in the past.

Q10: How do you decide on my list price?

The Austin market of 2025 is not the same as the 2021 frenzy. Inventory is higher, there are more price reductions, and buyers are more selective. Reports from analysts like Parcl Labs and Realtor.com have highlighted that Austin has seen some of the steepest drops in median prices and some of the highest rates of price cuts among major metros. That makes strategic pricing even more important.

At Shipman Partners, we structure pricing in three steps:

• We build a detailed CMA using Unlock MLS, focusing on recent closed sales, active competition, and pending contracts in your micro area and price range
• We overlay current trends, such as how long correctly priced homes are taking to sell and how often sellers in your segment are reducing price
• We incorporate your goals and constraints: timing, risk tolerance, and how aggressively you want to push price versus focusing on speed or certainty

We usually present you with a price range and several strategy options, for example a “market accurate” price, an “aggressive but defensible” price, and a “speed focused” price. For each, you see an estimated net sheet. The number you choose is not just the highest possible. It is the one that fits your priorities and is supported by actual Austin sales data and likely appraisal.

Q11: What happens if I get multiple offers?

In the current Austin market, multiple offers are less common than during the peak years, but they still happen for well priced, well presented homes in strong school districts or highly desirable locations. When they do, our job is to create structure and calm so you can make a clear decision rather than feeling rushed.

At Shipman Partners, we typically:

• Put all offers onto a comparison sheet that highlights price, concessions, financing type, contingencies, timelines, rent back options, and anything unusual
• Communicate a fair but firm response plan to buyer agents, such as a deadline for best and final responses when appropriate, so the process feels transparent and organized
• Help you evaluate escalation clauses if they are used, verify competing offers that might trigger escalations, and weigh a clean, straightforward offer against a higher but more complicated or risky one

Our goal is to help you choose the strongest overall offer, not just the one with the biggest number on page one. As a boutique brokerage, you work directly with an experienced listing agent and broker, not an assistant, during this phase, so you always know what is happening and why we are recommending a particular strategy.

Q12: What costs will I pay to sell my home?

In Central Texas, the largest line item is usually the brokerage compensation you agree to in your listing agreement, plus any buyer agent contribution you choose to make under the new rules. Beyond that, Austin sellers commonly pay:

• Title policy for the buyer in many parts of the Austin Round Rock area, although this is negotiable
• Escrow and closing fees with a local title company
• Prorated property taxes, which can be a significant amount given our higher tax rates in Travis and Williamson Counties
• HOA transfer and resale certificate fees if your home is in an association
• Any agreed repairs or credits from inspection negotiations
• Prep, staging, and moving expenses

When you hire Shipman Partners, we prepare a preliminary seller net sheet during the listing consultation that uses realistic estimates of these costs based on recent Austin closings. We update that net sheet again when you receive offers so you can compare your likely bottom line under each scenario, rather than focusing only on the headline price.

Q13: What happens if the appraisal comes in low?

Austin has been through a fast run up in prices followed by softening and more price cuts. That kind of volatility can make appraisals tricky, because appraisers are working from past sales that may not fully reflect how quickly the market moved up and then down. Reports covering the 2024 to 2025 period have noted that Austin saw some of the largest year over year price drops and price reduction rates among major metros.

We prepare for appraisal from day one. When we price your home, we consider what appraisers are likely to see as true comparables. We also encourage you to keep good documentation of upgrades and repairs. Once you are under contract, we can, when appropriate, provide the appraiser with a packet of relevant recent sales and a summary of improvements, without trying to pressure their independent judgment.

If the value still comes in low, we will walk you through the options that are common in our market:

• Ask the buyer to bring more cash to cover some or all of the gap
• Renegotiate the price, sometimes paired with an adjustment to closing costs
• Challenge the appraisal if there are clear issues with the chosen comparables
• In some cases, agree to terminate if neither side is willing or able to adjust and the contract has an appraisal contingency

Because we are a smaller, hands on brokerage, you will be talking directly with your listing agent and the broker as we work through these choices, with clear numbers for each path.

Q14: How do showings and open houses work? Do I need to leave?

In Austin, most showings are set up through an online showing service tied to Unlock MLS, and access is granted through a Supra style electronic lockbox that logs who enters and when. For security, we require that licensed agents schedule showings in advance and that you remove or secure valuables, medications, firearms, and sensitive documents.

We almost always recommend that you leave the home during showings and open houses. Buyers in our market tend to linger longer, speak more freely, and give better feedback when the seller is not present. A typical Austin showing plan with Shipman Partners includes:

• Defined windows for showings that respect your work and family schedule
• Thermostat settings that keep the home comfortable in our heat so buyers are happy to stay and look around
• Clear instructions for pets and alarms so there are no surprises
• Regular summaries of feedback so you are not left wondering what people are saying

For open houses, we will be on site to greet visitors, answer questions about the home and neighborhood, and filter out casual traffic from serious interest. Afterward, we will debrief with you so you know how the home is being received and whether any adjustments are warranted.

Q15: Can I sell my home and buy another one at the same time?

Many of our clients in Austin are doing exactly that, whether they are moving from a starter home in Round Rock to a larger home in Leander, trading a central condo for a suburban house, or downsizing within the same school district. The key is sequencing, and in a buyers market you have more options but also need to be realistic about timing.

With Shipman Partners, we start by mapping your financing plan with a local lender. We look at how much equity you need from your sale, whether you can qualify to buy before you sell, and how comfortable you are with temporary housing if needed. Then we design a contract strategy using Texas forms that may include:

• Making your purchase contingent on the successful sale of your current home
• Using a seller lease back (post closing lease) to give you extra time to move after your home closes
• Timing both closings on the same day or within a short window at the same title company to simplify logistics

Because we are a small brokerage, the same person advising you on your listing is thinking about your purchase plan, which helps avoid gaps and surprises.

Q16: Can I sell a home that’s currently rented to tenants?

Yes, you can sell a tenant occupied property in Austin, and it is very common given how many single family homes and small condos here are held as rentals. Tenant occupied sales are a bit more complex because you have to honor the lease and comply with Texas landlord tenant law around notice for showings and access.

When we handle these sales at Shipman Partners, we start by reviewing the lease terms and talking with your tenants or property manager. We will help you decide whether to:

• Market the property primarily to investors as a turn key rental with tenants in place
• Work toward a listing date close to lease expiration so an owner occupant can move in at or shortly after closing
• Offer incentives to tenants to cooperate with showings and maintain the property in good showing condition

We are not a law firm, so we will recommend you speak with a Texas attorney if there are complex legal questions. Our role is to coordinate the real estate side so your sale stays compliant and as smooth as possible for you and for your tenants.

Q17: What are the tax implications when I sell my home?

From a state perspective, Texas does not have a state income tax, which means there is no separate state capital gains tax on the sale of your home. You still may owe federal capital gains tax if your profit is high enough, but many Austin homeowners qualify for the federal home sale exclusion.

Primary Residence Exclusion

Under current IRS rules, if the home has been your primary residence for at least two of the past five years and you meet the other requirements, you may be able to exclude up to 250,000 dollars of gain if you are single or up to 500,000 dollars if you are married filing jointly. That exclusion applies to your main home, not second homes or most rentals.

Investment Properties and 1031 Exchanges

If you are selling an investment property or a home that does not qualify for the primary residence exclusion, you may be able to defer capital gains taxes through a 1031 exchange. A 1031 exchange allows you to sell an investment property and reinvest the proceeds into another like-kind investment property while deferring the capital gains tax. This strategy requires strict timing requirements and the use of a qualified intermediary to hold the funds during the exchange period.

At Shipman Partners, we have experience working with sellers doing 1031 exchanges and can coordinate with your qualified intermediary, CPA, and attorney to ensure the sale timeline and contract terms align with 1031 requirements. The deadlines are very specific: you typically have 45 days from closing to identify potential replacement properties and 180 days to complete the purchase of the replacement property.

Our Approach

At Shipman Partners, we are careful not to give specific tax advice, but we will help you estimate your likely net proceeds and coordinate timing with your CPA or tax professional when needed. If you are selling a long term Austin home with significant appreciation, or if you are selling an investment property and considering a 1031 exchange, we will encourage you to talk with a tax pro before you finalize your plans so your sale and next purchase fit your broader financial picture.

Q18: What does the overall timeline from listing to closing look like?

In Austin, the full journey from “we are thinking of selling” to “keys handed to the buyer” often runs 60 to 120 days, depending on your preparation, pricing, and the market segment you are in. Recent data shows that many Austin homes are spending 2 to 3 months on the market before going under contract, plus about 30 to 45 days for the buyer to close with a mortgage.

When you list with Shipman Partners, we usually break the process into four phases:

Pre listing (roughly 1 to 4 weeks)
Strategy session, CMA, repairs, prep, staging, photos, and marketing plan.

Active listing (days to several weeks)
Live on Unlock MLS and the major portals, showings, open houses, feedback, and any strategic adjustments.

Under contract (about 30 to 45 days for financed buyers)
Inspections, appraisal, loan underwriting, title work, repair or credit negotiations, and final walkthrough.

Closing and move out
Signing documents at the title company, funding, key handoff, and any rent back period if agreed.

We give you a written timeline tailored to your situation and keep you updated with regular check ins, so you always know what is happening now, what is coming next, and what decisions will be on your plate in each step of the process.

Q19: Should I list with the brokerage that is agreeing to the highest list price?

Not necessarily. In our industry there is a term for this situation called “buying the listing.” It happens when an agent promises a higher list price than the market data supports in order to get you to sign the listing agreement, even though they expect to reduce the price later after the home fails to attract buyers.

The problem is that overpricing your home at the start can seriously hurt your results. Studies and national guidance show that overpriced homes tend to get fewer showings, sit on the market longer, develop a “what is wrong with it” stigma, and often end up needing larger price cuts just to get a sale. Those longer days on market are linked to lower final sale prices and higher carrying costs for you while you keep paying the mortgage, taxes, insurance, and utilities.

At the end of the day, the market decides what your home will sell for, not the number printed on the flyer. If you list far above what recent comparable sales and current buyers will support, you risk missing qualified buyers who never even schedule a showing, watching your listing go stale, and then chasing the market down with reductions. A high promised list price can feel flattering at the kitchen table but be costly in real life once the home has been sitting for weeks with little activity.

At Shipman Partners, we will never “buy” your listing by telling you only what you want to hear. We will recommend a list price that is backed by real Unlock MLS data for your neighborhood, price range, condition, and property type, and we will show you the comparable sales and active competition that support that recommendation. If a prospective agent cannot or will not provide clear comparable sold data to justify their suggested list price, that is a red flag that they may be chasing the listing rather than protecting your outcome.