Mortgage + Market Update — December 2, 2025

As we move into December, the real estate landscape in Central Texas is giving both buyers and agents something they haven’t had in a while: stability.

Rates have calmed, days-on-market are stretching out, and buyers are gaining negotiation power that was almost nonexistent in the peak frenzy years. Here’s a clean, data-driven update based on the latest national and public market information — without citing local MLS data until those official numbers are released.

Mortgage Rates: Holding in the Low-6% Range

Today’s 30-year fixed rate — pulled directly from my Optimal Blue engine at AustenSmith.com — is sitting in the low-6% range.

This consistency is worth talking about. Earlier this year, rate swings were happening daily, sometimes hourly. Now, instead of volatility, buyers are seeing:

• More predictable monthly payment estimates

• Easier planning when comparing homes

• A smoother path toward locking in a loan

Even a small movement in rates — as little as 0.125%–0.25% — can change affordability in a meaningful way. Stability helps clients understand their true buying power.

Homes Are Sitting Longer (70–90 Days on Market)

Publicly available November market data (outside of MLS sources) shows that homes in the greater Austin area are taking roughly 70–90 days to sell, depending on price point and property type.

Longer days-on-market create several advantages:

1. More Negotiating Power

Sellers who sit on the market for 2–3 months are far more open to concessions, repairs, or price discussions.

2. Less Pressure on Buyers

Offers don’t need to be rushed. Clients can actually view multiple homes before making a decision.

3. Potential for Better Terms

Seller-paid closing costs, rate buydowns, and repair credits are becoming more common again.

National data also shows that more than half of active listings across the U.S. have had at least one price reduction — a trend that aligns with what we’re seeing in Central Texas.

Why This December Window Matters

The combination of steady rates and longer days on market creates an opportunity that buyers haven’t seen in quite some time.

Here’s why:

• Payments are more predictable

• Buyers aren’t fighting through bidding wars

• Sellers are more flexible

• Inventory remains healthy

• Affordability improves when rates stay consistent

• Conditions favor buyers who act strategically

If someone paused their home search earlier in the year due to rate volatility or competition, this December landscape might be the opening they were waiting for.

Want Updated Numbers for Your Client or Your Search?

I can run up-to-date scenarios using today’s Optimal Blue rate feed — usually in minutes.

Updated figures can help clients see:

• New affordability thresholds

• How a steady rate environment improves buying power

• How seller concessions can reduce out-of-pocket costs

• Whether a temporary or permanent buydown makes sense

• The difference between waiting vs. moving now

Just reach out — I’m happy to break down the numbers.

Final Thought

At the end of the day, I want buyers and agents to be smart and strategic.

I’m Austen Smith with Barton Creek Lending Group.

If you have questions about the market or want to walk through options with a client, let’s connect anytime.

Austen Smith

NMLS #265697

512-773-6729 | [email protected]