Every year we see a surge of new listings hit the market in March, April, and May as the spring selling season gets underway. This year, however, I expect the influx to be even more pronounced. Based on the number of homes I already know are preparing to come to market, we could see record levels of new listings over the next few months.

With that level of competition, pricing will become even more critical. While sold comparables are always a reference point, the real battle will be against the homes that are actively on the market at the same time. Pricing strategically within that competitive set will determine whether a property sells—or simply sits.

Days on Market:

The average days on market for current active listings is 66 days, emphasizing the importance of pricing a property correctly from the beginning. However, properties that are under contract now had a shorter average of 53 days on the market, indicating that well-priced homes are moving faster, reinforcing the significance of accurate pricing in the selling process.

Sale Price Ratios:

One of the most notable indicators in the February 2026 market was the gap between original and current list prices. Homes sold for an average of 92% of their original list price, while the sale-to-current list price ratio was 96%. Both figures were lower than in recent months, reflecting the slower market activity we experienced in November and December.

Rental Market:

The rental sector remains steady.  A lot of the inventory that was sitting on the market leased in the past month. The average time to lease (days on market) for properties leased in February was a only 52 days, however the average price per square foot rose from January to $1.72, the highest we’ve seen in a long time, however this is due to one very high rental at over $8,000 a month that skewed the numbers a bit.

In Conclusion:

The Steiner Ranch real estate market in February 2026 reflects a shifting landscape with increased inventory, longer days on market, and the continued importance of strategic pricing. With new listings surging and months of inventory over 6 months, buyers have more options, making proper home pricing essential for a successful sale.

As we move forward, these insights provide valuable knowledge for both buyers and sellers, emphasizing the importance of informed decision-making. If you’re considering buying or selling a property in Steiner Ranch, it’s crucial to work with an experienced professional who understand the nuances of the local market. For any questions about Steiner Ranch or real estate in general, feel free to reach out at (512) 657-7510 or email me at Elicia@SteinerRanchinfo.com

The post Steiner Ranch Market Update March 2026 appeared first on Elicia Michaud.

Days on Market:

The days-on-market data this year tells a healthier  story than last year. Active listings are currently averaging 82 days on market, a meaningful improvement from last year’s 117 days, indicating that today’s inventory is turning over more efficiently. At the same time, current pending properties are averaging 91 days on market—longer than actives—which suggests many of the homes now going under contract were initially overpriced and required price corrections before attracting a buyer. In other words, the market is still rewarding correct pricing, but it is less forgiving of “try-it-and-see” pricing strategies than it was during peak conditions.

Sale Price Ratios:

One of the most noteworthy aspects of the January 2026 market was the sale price to original list price ratio, which was only 92%, while the sale price to current list price ratio, was 99%. Only five closings – 20, 61, 66, 234, and 331 days on market.  Those two that took the longest sold at 91% and 76% of their original list price.

Rental Market:

The rental market continues to behave as it always has: demand and pricing peak in late spring and early summer, when properties lease faster and command higher rent per square foot. Comparable leases are a useful baseline, but they are not a pricing strategy on their own—current competing inventory and timing matter just as much. Holding out for a marginally higher rent rarely pays off; extended vacancy is almost always more expensive than pricing correctly and securing a qualified tenant quickly.

In Conclusion:

Overall, the data points to a market that is functioning normally again – where pricing, timing, and strategy matter. Temporary distortions in inventory and days on market are being driven by seasonality and early-year math, not a collapse in demand. Sellers who price correctly and respond to the market are still seeing activity, while those who don’t are learning – expensively – that this is no longer a market that forgives wishful pricing.

If you’re considering buying or selling a property in Steiner Ranch, it’s crucial to work with an experienced professional who understand the nuances of the local market. For any questions about Steiner Ranch or real estate in general, feel free to reach out at (512) 657-7510 or email me at Elicia@SteinerRanchinfo.com

The post Steiner Ranch Market Update February 2026 appeared first on Elicia Michaud.

• 2020 and 2021 were exceptional, non-repeatable years driven by COVID, ultra-low interest rates, and extreme supply shortages. They should not be used as a pricing baseline.

• From 2022 through 2023, the market normalized as rates rose and buyer urgency cooled. This was a reset, not a crash.

• In 2024 and 2025, prices softened modestly from peak levels and are now stabilizing. The market is balanced, not distressed.

• Median and average prices declined in part because fewer high-end homes sold. A shift in the mix of homes on the market influenced the numbers. This does not mean all property values dropped by the same %.

• Buyers in 2025 were not in a hurry. They took their time, compared options, and made deliberate decisions. Choice shifted leverage toward buyers, but demand remained.

• Days on market mattered more than ever. The longer a home sat, the more perceived value declined in the buyer’s mind.

• 32% of homes sold in 14 days or less and closed just 1.5% below original list price. These homes were priced correctly from the start.

• 46% of homes sold in under 30 days and achieved pricing close to list. “Close to asking” today is very different than during the COVID years, when homes routinely sold 3% over list.

• 72% of homes sold within 90 days. As a group, these homes sold for an average of just 4.2% below original list price. This is not a weak market.

• Once listings exceeded 90 days on market, results dropped sharply. Homes selling after 120 days closed nearly 14% below original list price on average.

• Not all listings sold. In 2025, 338 homes were listed in 78732, but only 198 sold. About 28% of listings either expired or were withdrawn, reinforcing that pricing and positioning matter.

• This is a market that rewards accuracy, preparation, and experience. Strategy matters more than momentum.

• Choosing the right agent is more important than it has been in years. Sellers benefit from hyper-local knowledge, full-market analysis, and correct pricing from day one.

• I’ve sold over 300 homes in Steiner Ranch and have lived, worked, and studied this market for nearly 20 years. You can download my guide on questions to ask when interviewing agents, or simply call me.

The post Steiner Ranch Market Recap 2025 TLDR Version  appeared first on Elicia Michaud.

Condensed Version Here

When reviewing the Steiner Ranch housing market over the past several years, it is essential to separate long-term trends from short-term distortions. The period from 2019 through 2025 includes one of the most unusual housing cycles in modern history, and any meaningful analysis must account for that context.

From 2019 through early 2020, Steiner Ranch functioned as a high-demand but relatively balanced market. Inventory levels were constrained but stable, pricing growth was steady rather than extreme, and buyer behavior followed predictable seasonal patterns.

The years 2020 and 2021 were fundamentally different. These were exceptional, non-repeatable market conditions driven by historically low interest rates, pandemic-related lifestyle shifts, and an unprecedented imbalance between supply and demand. Transaction volume surged, competition intensified, and pricing accelerated at a pace that far exceeded long-term norms. While these years are often referenced as benchmarks, they should be viewed as outliers rather than representative of a sustainable market baseline.

Beginning in 2022 and continuing through 2023, the market entered a period of recalibration. Rising interest rates reduced buyer purchasing power, demand moderated, and the pace of sales slowed. This shift did not represent a collapse, but rather a normalization following the extremes of the prior two years. Buyers became more selective, sellers adjusted expectations, and pricing momentum cooled.

By 2024 and into 2025, the market showed signs of stabilization. Prices did decline modestly from peak levels, but the rate of decline slowed and began to level out. Activity remained lower than the peak years, yet transactions continued, particularly for homes that were well-priced and well-positioned within the neighborhood. This period reflects a more balanced environment, where pricing is influenced by fundamentals rather than urgency.

Average Sold Price Down 9% and Median Sold Price Down 5% – What Does This Mean?

It is important to understand that changes in median and average sold prices do not automatically translate to uniform changes in property values across the neighborhood. These metrics are influenced not only by pricing, but by the composition of homes that come to market and ultimately sell. Take a look at how the listing inventory composition changes year over year.

When the price-by-range data is considered alongside overall pricing trends, a meaningful shift in inventory composition becomes clear. In 2024 and 2025, fewer homes entered the market in the higher price ranges, while a greater share of listings occurred in mid-range segments. When fewer high-priced homes sell, both median and average sold prices naturally decline, even if individual home values within specific segments remain relatively stable.

This is why broad statements such as “values are down 5%” or “values are down 9%” oversimplify what is actually happening. The data indicates that part of the price movement reflects a change in which homes were selling, not simply what those homes were worth. In practice, pricing outcomes varied significantly based on location within Steiner Ranch, lot characteristics, condition, upgrades, and competition at the time of listing.

What I Observed in 2025

What I observed in 2025, having personally represented approximately 7% of all homes sold in 78732, is that buyers are not in a hurry. Buyers are no longer rushing out to see new listings the first weekend they hit the market, nor are they making immediate decisions after a single showing. Instead, they are taking time to compare options, revisit properties, and thoughtfully evaluate value before moving forward.

This slower pace does not indicate a lack of demand. It reflects a market where buyers feel they have choices. That shift has direct implications for sellers, particularly when it comes to days on market. While buyers may be patient, time still works against a listing once it is live. This is something I emphasize consistently in my monthly market reports, and it proved true again this year. With each additional day a home remains on the market, perceived value in the buyer’s mind begins to decline, regardless of whether the home itself has changed.

46% of the Listings Went Under Contract in 60 Days or Less!

Homes that sold in the first two weeks set the tone for the year. Sixty-three of the 198 homes that sold in 78732 in 2025 went under contract within 14 days, representing 32% of all sales. These properties closed for an average of just 1.5% below their original list price. This group reflects sellers who priced correctly from the outset and benefitted from early buyer engagement, minimal negotiation, and strong perceived value.

Another 27 homes, or 14% of the inventory, sold within 15 to 30 days. These properties sold for an average of 3.2% below their original list price, though many had been reduced. Relative to their reduced prices, they sold for an average of just 2.6% below asking. Taken together, 46% of all homes sold in under 30 days and achieved pricing close to list. It is important to recognize that “close to asking price” no longer means what it did during the peak years. In 2020 and 2021, close to asking often meant 3% over list price, which was a documented market condition at the time. That benchmark no longer applies, and sellers who continue to anchor to it are often misreading today’s market.

Thirty-one homes, approximately 16% of the inventory, sold between 30 and 60 days. These properties closed for an average of 6.3% below their original list price and about 4.4% below their reduced list price. While still sellable, these homes typically required either price adjustments or additional time for buyers to become comfortable with value relative to competing options.

Nineteen properties, or about 10% of the inventory, sold between 60 and 90 days. These homes sold for an average of 9.75% below their original list price and approximately 4.4% below their reduced price. When combined with the earlier segments, 72% of all homes sold in 2025 went under contract within 90 days. As a group, those homes sold for a combined average of just 4.2% below their original list price. This is not indicative of a bad market. It reflects a market that continues to reward sellers who price their homes properly from the start.

28% of Sellers Were Way Off!

Once listings crossed the 90-day threshold, outcomes shifted meaningfully. Twenty-two properties, or 11% of the inventory, sold between 90 and 120 days. These homes closed for an average of 12.3% below their original list price and about 4.1% below their reduced price. At this stage, price reductions were no longer strategic adjustments but corrective measures.

Thirty-three properties, representing 17% of the inventory, took more than 120 days to sell. These homes were consistently overpriced relative to market conditions and buyer expectations. On average, they sold for 13.8% below their original list price and approximately 4.1% below their reduced price. Sellers who entered the market believing they could simply wait for the right buyer often discovered that extended time on market did not preserve value. In most cases, it resulted in lower net proceeds than if the home had been priced realistically from the beginning.

Many Homes Didn’t Sell at All

It is also important to note that the statistics discussed above reflect only the properties that actually sold. To truly understand market conditions or to price a specific property accurately, it is just as critical to examine what did not sell and why. In 2025, 338 properties were listed for sale in 78732, yet only 198 of those listings resulted in a closed sale. Of the remaining listings, 46 are still actively on the market, leaving approximately 28% of all listings that either expired or were withdrawn without selling. That portion of the market cannot be ignored. Homes that fail to sell often do so for identifiable reasons, most commonly pricing, positioning, or condition relative to competing inventory. Ignoring these outcomes leads to incomplete conclusions and, in many cases, unrealistic pricing expectations. A thorough market analysis must account for both successful and unsuccessful listings in order to understand true buyer behavior and current value.

What Does It All Mean?

Taken as a whole, the 2025 Steiner Ranch market was neither overheated nor distressed. Prices softened modestly from peak levels and are showing signs of stabilization. Buyers are deliberate, sellers must be strategic, and outcomes are increasingly driven by pricing accuracy, preparation, and market positioning rather than urgency or momentum. In today’s environment, broad averages tell only part of the story. The real insight lies in understanding how pricing, timing, and inventory composition intersect.

We are in a stabilizing market in Steiner Ranch. The extreme conditions of the COVID years are behind us, and the volatility that followed has given way to a more measured, data-driven environment. Prices have adjusted modestly from their peak levels and are now finding firmer footing, with market behavior increasingly guided by fundamentals rather than urgency. This is a market that rewards preparation, precision, and realistic expectations. Buyers are well-informed and patient, while sellers who price their homes correctly from the start continue to see strong results. Value has not disappeared, but strategy matters more than it has in years.

In a market like this, the choice of agent matters more than at any point in the recent past. When buyers are patient and pricing precision is critical, experience, strategy, and true market understanding directly affect outcomes. This is no longer an environment where momentum alone can carry a listing or where surface-level statistics tell the full story. Sellers benefit most from working with an agent who understands the nuances of the Steiner Ranch market, recognizes how inventory mix influences pricing, and knows how to position a home correctly from day one. For homeowners who want to be thoughtful in their decision, I have prepared a guide outlining key questions to ask when interviewing agents, available for download here.

Or, quite simply, you can call me. Having sold over 300 homes in Steiner Ranch and having lived, worked, and closely studied this market for nearly 20 years, I bring a depth of experience that cannot be replicated by short-term market participation or generic data alone.

If you’re planning a move or simply have questions about the market, I’m here to help. Feel free to call or text me at (512) 657-7510 or email me at Elicia@SteinerRanchInfo.com. Don’t forget, you can always visit www.SteinerMarketInfo.com for the latest market statistics on both sales and rentals.

Thank you for your continued support—I’m excited for what’s ahead in 2026!

The post Steiner Ranch 2025 Market Recap appeared first on Elicia Michaud.

In October 2025, the properties that went under contract in the Steiner Ranch area took an average of 34 days to go under contract.

Fourteen properties went pending in 78732 in October, and they took an average of 34 days to go under contract. The 77 listings that are still on the market have been on the market an average of 87 days.

Of those 14 properties that went under contract, five were listed under $600,000, five were listed between $750,000 and $1,000,000, three were listed between $1,000,000 and $1,150,000, and one was listed at $1,850,000.

How much below asking price do homes in Steiner Ranch typically sell for?

In October 2025, homes in the Steiner Ranch area closed for an average of 88% of their original list price, and 96% of the price at the time of contract.

Something I continue to watch is how the difference in these two numbers gets larger the longer the home has been on the market—meaning that buyers’ perception of the price reduction needed increases faster than sellers’ perception of the needed reduction. In the simplest terms: price it to sell in the beginning.

In the last year in 78732, 205 properties have sold. The properties that sold in the first 30 days sold for an average of 2.6% below their original list price. Properties that sold in 31–60 days sold for an average of 6.9% under their original list price. When it gets to 61–90 days, it jumps up to 11.7% off, and 91–120 days averaged 12.9% under their original list price.

How is the rental market in Steiner Ranch?

The Steiner Ranch rental market followed the usual patterns for early fall with a decrease in the number of properties leased.

In October 2025, the rental market in Steiner Ranch continued to cool as it usually does in the fall. Only six properties leased in October.

Rental Prices and Value

The price per square foot for the properties that were leased in October 2025 averaged $1.21, which is 17 cents less than in September. When I list properties for lease, I always recommend using these charts to determine how long of a lease to offer. You want to end the lease at the best time of year. Because of this, I typically advise against letting clients go month-to-month at the end of a lease. It could cost you a lot if they decide to leave at an unfavorable time of year.

Days on Market

The number of days it took to lease properties in 78732 dropped a bit in October. Properties leased in an average of 45 days, down from 57 days the previous month.

How can we reach you to discuss out property?

As always, if I can help you buy or sell or just answer any questions about Steiner Ranch or the Steiner Ranch market, don’t hesitate to give me a call at (512) 657-7510 or email me at Elicia@SteinerRanchinfo.com

The post Steiner Ranch Housing Market Report November 2025 appeared first on Elicia Michaud.

Here’s What it Means for Sellers:

Homes and sellers aren’t one-size-fits-all, so neither should listing strategies be. A Flex Listing gives you options when your timing, prep, or privacy needs don’t fit the traditional high-exposure rollout.

Here’s why some sellers choose it:

1. You want to start quietly.

Not every seller wants a parade of buyers the first 24 hours. Some want a more controlled start — vetted buyers, fewer looky-loos, and a chance to ease into the process.

2. You’re prepping the home, but you don’t want to lose momentum.

Maybe you’re painting, landscaping, replacing carpet, or just waiting for contractors (welcome to Austin). A Flex Listing lets serious agents know a property is coming soon — without rushing your prep.

3. You value privacy.

Whether you’re a public figure, going through life changes, or simply prefer not to broadcast your move, Flex Listings keep your information off public sites while still giving you access to the real buyer pool.

4. You want a professional advantage—without a premature DOM (days on market) clock.

Flex Listings do not start Days on Market.
That means you can strategically time your full launch instead of looking stale before you even begin.

Here’s the simplest way to picture it:

• Flex Listing = MLS-only visibility
  Your listing is seen by thousands of agents who represent real buyers, but not displayed on public websites.

• Full Market Launch = All MLS + public sites
  When you’re ready, we publish the full, polished listing with photos, video, staging, marketing — the whole production.

Many sellers use Flex Listing as Step 1, and then transition to Step 2 when the home looks its best, pricing is dialed in, and timing is ideal.

Here’s What it Means for Buyers:

Flex Listings aren’t just a new tool for sellers — they change the game for buyers, too. And if you’re searching on your own using Zillow, Homes.com, Redfin, or any other public website, you’re already at a disadvantage. A big one.

Here’s the truth:

Flex Listings do not show up on any public real estate sites.
They live inside the MLS only, which means…

If you don’t have an agent watching the MLS for you, you will never see them. At all.

And yes — these homes can go under contract in Flex status. That means:

• Your dream home could hit the market.

• It could get shown privately to agents and their clients.

• An offer could be accepted.

• And it could be marked under contract…

• Before you ever even knew it existed.

With Flex Listings becoming more common, buyers who rely solely on public websites are now missing a meaningful portion of the market. If you want full access — not just the homes that happen to show up on Zillow — you need an agent plugged directly into the MLS, watching every opportunity the moment it appears.

This is one of those times where representation isn’t a luxury; it’s a competitive advantage.

If you’re serious about finding the right home, it’s more important than ever to work with an agent who can open every door — including the ones the public can’t see.
Call us today to get connected with one of our exceptional agents and start your home search with the full market at your fingertips.

The post Flex Listings on Austin MLS appeared first on Elicia Michaud.

In September 2025, the properties that went under contract in the Steiner Ranch area took an average of 80 days to go under contract.

In September 2025, Steiner Ranch saw 19 new property listings, and only one of them has gone under contract.

Of the 10 properties that went under contract in September (listed in previous months), three were listed under $700,000, three were listed between $800,000 and $900,000, four were between $1 and $2 million, and none were listed above $2 million.

How much below asking price do homes in Steiner Ranch typically sell for?

In September 2025, homes in the Steiner Ranch area closed for an average of 92% of their original list price, and 96% of the price at the time of contract.

Both of these numbers came down from the month before.  Remember, the longer you are on the market, the lower your property will sell.  Something I hear constantly from sellers is “I’m not in a hurry, lets try out this price, we can always reduce.” This is the worst possible strategy.  In the last 90 days in 78732, 50 properties have sold.  The properties that took longer than 120 days to go under contract sold for 83.3% of their original list price.  The properties that took between 90 and 120 days, sold for 84.6% of the original list price.  Between 45 and 89 days – 91.06%, 30 to 44 days, the ratio was 97.5%, 15 to 29 days, 97.8%, and if it went pending in the first two weeks, it sold for 99.8% of list price.

If you want a quick, no-hassle sale, price is your most powerful tool — not your enemy.  Especially if your house is vacant or you’re already paying for your next property.  I’m always shocked when I see an aggressively priced vacant property. Every day a vacant house sits on the market, it’s quietly bleeding money through taxes, utilities, insurance, and maintenance. The longer you hold it, the less you’ll net — period.

Do most people pay cash or use financing to buy a home in Steiner Ranch?

In September 2025, 25% of buyers paid cash, while 75% used financing to purchase their home in Steiner Ranch.

How is the rental market in Steiner Ranch?

The Steiner Ranch rental market followed the usual patterns for late summer with a decrease in number of properties leased and increase in time it took to lease them.

In September 2025, the rental market in Steiner Ranch continued to cool as it usually does in the fall.  The number leased was only 6 compared to 14 in August.

Rental Prices and Value

The price per square foot for the properties that were leased in September 2025 averaged $1.38, which is was higher than August.  When I list properties for lease, I always recommend using these charts to determine how long of a lease to offer.  You want to end the lease at the best time of year.  And because of this, I typically advise againse letting clients go month to month at the end.  It could cost you a lot if they decide to leave at an unfavorable time of year.

Days on Market

The number of days it took to lease properties in 78732 continued to rise – 22 in July 2024 to 35 in August, and 57in September.

How can we reach you to discuss out property?

As always, if I can help you buy or sell or just answer any questions about Steiner Ranch or the Steiner Ranch market, don’t hesitate to give me a call at (512) 657-7510 or email me at Elicia@SteinerRanchinfo.com

The post Steiner Ranch Housing Market Report October 2025 appeared first on Elicia Michaud.

Between May 1 and July 30 of this year in the 78732 zip code, 122 properties were listed. Of those, 29 closed (about 24%), 12 went under contract (10%), 19 expired or were withdrawn (15%), 8 were placed on hold (6%), and 54 were still sitting on the market at the end of July (44%). The homes that did close sold for an average of 98.6% of their current list price and 97.6% of their original list price — meaning most didn’t require large reductions.

In terms of inventory, we saw the number of new listings drop  as the summer wore on, as it usually does — from 37 in June to 33 in July, and then down to just 19 in August. At the same time, months of inventory shifted from 6.7 months in June to 5.2 in July, and 5.1 in August. While this is still higher than a pure seller’s market, it shows balance returning. The narrative of “nothing is selling” doesn’t match the numbers.

Pricing trends this summer underline that point. In June, homes sold for an average of 93% of their original list price, in July that dipped to 90%, but by August it rebounded to 95%. Against the current list price at the time of contract, homes sold very close to asking: 97% in June, 97% again in July, and nearly 99% in August. The message is clear — sellers who start too high are forced into reductions, while sellers who price to the market achieve close to their asking price.

How buyers are paying has been another interesting shift. Cash buyers represented 32% of the market in June, slipped to 25% in July, and then surged to 42% in August. Cash continues to play a major role, especially at the upper price points.

The rental market in Steiner Ranch also showed the typical late-summer slowdown. Sixteen properties leased in June, 13 in July, and 14 in August. The average days on market for rentals climbed from 20 in June to 22 in July, and up to 35 in August. Average lease prices per square foot softened as well, sliding from $1.40 in June to $1.22 in August. As usual, as the summer goes on, it takes longer to place tenants, and the price per square foot dips.

As always, if I can help you buy or sell or just answer any questions about Steiner Ranch or the Steiner Ranch market, don’t hesitate to give me a call at (512) 657-7510 or email me at Elicia@SteinerRanchinfo.com

The post Steiner Ranch Housing Market Report September 2025 appeared first on Elicia Michaud.

If there’s one mistake I see sellers making over and over again—especially in today’s shifting market—it’s not asking the right questions when hiring a listing agent.

Too often, homeowners hire agents based on surface-level criteria. I’m still surprised by how many people never even ask how much experience I have! And while years in the business matter, that’s not actually the most important question anymore.

1. Ask About Recent Transaction History—Not Just Years Licensed
Real estate is hyper-local and hyper-timed. What worked in 2020 doesn’t always work now. Buyer psychology, interest rates, inventory levels, and negotiation dynamics have all changed. You need an agent who’s been in the trenches recently, not just someone who got licensed decades ago.

That’s why instead of simply asking, “How long have you been in real estate?” you should be asking:

How many homes have you personally sold in the last 5 years?

How many homes have you sold just in the last 12 months?

I talk to agents every day who proudly say they’ve been licensed for 20 years (and I have been licensed almost 25) —but they’ve only closed two or three homes in the past few years. Meanwhile, they’re out there trying to negotiate against buyers (and agents) who are savvy, picky, and highly sensitive to even the smallest misstep. One poorly phrased comment, a hesitation in tone, or a misread of a buyer’s priorities can cause a deal to evaporate before it even starts.

That level of reading the room—and thinking 20 steps ahead—only comes from having thousands of conversations and managing hundreds of negotiations in today’s market.

TIP:  Homes.com is a quick and easy way to see an overview of an agent’s 1 Year, 2 Year, and 5 Year sales.

And here’s another layer most sellers don’t realize: an agent who is struggling—barely making sales—is far less likely to be honest with you. They’re going to tell you what you want to hear just to get your signature on a listing agreement.

They’ll suggest a sky-high price with no supporting comps, assuming they can “worry about price reductions later.” Often, their real strategy is to use your home to generate buyer leads off sign calls and open houses. They’re thinking about how to survive—not how to serve.

Meanwhile, the deal starts going sideways, and you’re left wondering why buyers aren’t biting, why offers aren’t coming in, or why communication has gone radio silent.

The skills you need right now—strategic pricing, real-time negotiation instincts, and the ability to quickly read buyers and their agents—come only from extensive, recent experience closing homes in today’s market.

2. Hire Someone Who Knows How Buyers Are Valuing Homes RIGHT NOW

The second big mistake? Hiring an agent who doesn’t understand how to price and analyze your home in a way that lines up with how today’s buyers (and their agents) are valuing properties IN TODAY’S MARKET.

I was recently referred by several past clients to a seller in Steiner Ranch. I provided a detailed pricing analysis backed by 24 years of experience, 320 homes sold just in Steiner Ranch, and over 100 sold in the past five years alone. I included extensive documentation and a line-by-line breakdown of why the market value was where it was.

That same seller also interviewed and then hired another agent—someone who had only sold three resale homes in the last two years. Why? Because that agent gave them a price $200,000 higher than mine.

Here’s the kicker: that agent had only been licensed for under two years and came from working in new home sales for a builder. But working for a builder, where buyers simply walk in, prices are set, and negotiations are minimal, doesn’t teach you how to dissect comps, evaluate buyer behavior, or evaluate how certain upgrades or deficiencies affect resale value.

People often think these skills are covered in real estate school—they’re not. Pricing is an art as much as a science, and it’s learned only through decades of seeing firsthand how buyers respond to specific homes, features, and price points.

Unsurprisingly, that Steiner Ranch listing is now languishing on the market for over 180 days, with multiple painful price reductions. And I’m seeing this exact pattern play out all across Austin, not just in Steiner Ranch.

3.  Mistaking General Sales Background for Real Estate Expertise

Another big mistake? Accepting “sales experience” in some other industry as if it translates to selling your home.

I can’t tell you how many times I’ve seen agents boast, “I was a top producer in medical equipment sales,” or “I closed million-dollar B2B tech deals, so this is no different.”

It’s wildly different. Selling a widget or IT service is transactional, business-to-business sales—often spending someone else’s money. It’s typically logical, numbers-driven, and not tied to personal emotion.

Selling a home, on the other hand, is one of the most emotional, high-stakes purchases people ever make. They’re spending their own money, dealing with family needs, memories, dreams—and fears. It’s a completely different decision-making process.

Plus, a widget is a widget. A home is an intricate ecosystem with countless factors impacting its value: age, systems, finishes, floor plan, orientation, upgrades, deferred maintenance, and on and on. Knowing how to truly position and protect that value requires repetition—not just sales skill, but specific experience in selling homes.

That means thousands of conversations with buyers, sellers, and other agents. Reading subtle emotional cues. Knowing what questions reveal hidden deal-killers. Anticipating objections before they’re even voiced. Those are hard-won skills that only come from extensive time in residential real estate.

When it comes to hiring a listing agent, don’t settle for a résumé that sounds good on paper. Dig deeper.
Ask how many homes they’ve sold recently.
Make sure their experience is in residential real estate, not just some other sales field.
Confirm they can back up pricing and marketing decisions with real data and a proven track record in today’s market.

Because what you really want is an agent who can protect your equity, keep your deal intact through nuanced negotiations, and ultimately get you the best possible result—without costly mistakes that only show up months later when your home is still sitting unsold.

The post Why So Many Listings Fail: The Top 3 Mistakes Sellers Make When Hiring an Agent appeared first on Elicia Michaud.

Despite the rise in inventory, months of inventory actually declined in May—signaling strong buyer demand and a healthy market. The 24 properties that closed in 78732 averaged just 20 days on market, down sharply from 48 days in April.

List-to-sale price ratios are trending upward as well—homes in May sold for an average of 96% of their original list price, a 2% increase over the previous month.

May sales data reveals a clear trend: speed matters. Homes that went under contract within 7 days sold for 98% of list price. Those pending between 8–30 days averaged 97%, while properties on the market longer than 30 days dropped to just 92%. The takeaway? Overpricing leads to longer days on market—and ultimately, lower sale prices.

Cash purchases declined in May, with only 18% of buyers closing without financing.

Meanwhile, the 78732 rental market remains strong—16 properties leased last month at an average of $1.59 per square foot, with an average of 32 days on the market.  For landlords and investors, this points to steady demand and healthy rental returns in the area.

Thinking of buying, selling, or leasing in Steiner Ranch? With over 300 successful transactions in this neighborhood alone, no one knows the Steiner market better than I do. If you’re looking for results—and guidance grounded in real experience—call or text me at (512) 657-7510 or email Elicia@SteinerRanchInfo.com. I’m always happy to help.

The post Steiner Ranch Market Update June 2025 appeared first on Elicia Michaud.