Realtors to sellers in Austin: pricing right after the boom and reaching owners first
Austin has nearly 1 million residents and a median home value near $571,000 in recent Census estimates, among the highest of any large Texas city. Values rose sharply through 2022 and have since cooled in many neighborhoods, so many owners remember peak prices that today’s buyers will not pay.
That gap creates an opening for agents. Sellers need someone who can explain current values honestly and help them decide whether and when to sell. Only about 41% of Austin homes are owner-occupied, so landlords and out-of-town owners are a large share of potential sellers. This guide covers local data, seller situations and listing math.
Austin in numbers
Austin has about 994,000 residents, a median home value near $571,000 and a median household income around $90,000 in recent Census estimates, with about 41% of homes owner-occupied and vacancy near 7%. Travis County has about 1.33 million residents and a median value near $523,000.
Only about 46% of homes are single-unit houses, so condos, townhomes and small multi-unit properties are a big part of the listing mix.
Technology, state government, the university and healthcare drive demand, and job changes in tech can bring sudden waves of sellers.
Recent city code changes allow more homes on many residential lots, which can add value for some sellers. Check current rules before advising on a property.
Texas has no state income tax but relatively high property taxes, so appraisal values and homestead exemptions matter to owners.
- Pressure grieving heirs
- Promise a price
- Cold-call without scrubbing
- Give heirs time and help
- Explain market changes
- Follow call and text rules
Related resources
Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.
Carolynn Castillo
Realtor & Broker · eXp Realty
Price expectations, inherited homes and foreclosures in Austin
Austin sellers face a market that has shifted. Agents who explain it honestly earn trust and listings. An owner anchored to peak prices, an heir who lives in another state and a family facing a sale date each need a different first conversation, a different timeline and a different kind of follow-up.
Expectations after the peak
Many owners bought or refinanced near the top. Showing recent nearby sales and days on market helps them set a price that sells.
- Recent sales
- Days on market
Bring data to every listing conversation.
Inherited homes
Heirs may need help with probate, cleanup and repairs. Travis County probate court draws about 1,000 searches a month, and heirs should get legal advice.
- Probate
- Heirs
Be patient and connect heirs with attorneys.
Preforeclosures
Most Texas home foreclosures are non-judicial, and sales are generally held on the first Tuesday of the month, so timelines can be short.
- Non-judicial
- First Tuesday
Reach owners early and explain options.
Prospecting within the rules
Federal do-not-call and consent rules apply to calls and texts, and Texas has its own telephone solicitation rules. Get advice on current requirements, keep records and honor every opt-out.
Compliance protects both sellers and your license.
Questions to ask an Austin seller
- 1When did you buy, and at what price?
- 2What is your timeline?
- 3Is the home inherited or rented?
- 4Are payments current?
- 5Could the lot allow more homes?
- 6What do you need to net?
Shannon Thompson
Investor · Joe Homebuyer of Atlanta
Watch Shannon Thompson share their experience using ForeclosuresDaily.com.
What Austin owners search for
The Travis Central Appraisal District draws about 14,800 searches a month as owners check values and taxes, more than homes for sale in Austin at about 6,600.
Owners look for agents
Realtors in Austin draw about 1,900 searches a month.
Heirs need help
Travis County probate court draws about 1,000 searches a month.
Cash buyers are active
Sell my house fast Austin and we buy houses Austin each draw about 480 searches a month.
- 1Travis Central Appraisal DistrictAbout 14,800
- 2Homes for sale Austin TXAbout 6,600
- 3Realtors in AustinAbout 1,900
- 4Travis County probate courtAbout 1,000
- 5Sell my house fast AustinAbout 480
- 6Homes for sale Round RockAbout 480
- 7Homes for sale PflugervilleAbout 170
- 8Travis County foreclosuresAbout 140
How agents can use this data
Meet owners where their questions are:
Search volumes are approximate. Figures are recent monthly estimates and change over time. Use them to understand interest, not as exact counts.
ForeclosuresDaily.com hosts monthly webinars with investors such as Carolynn Castillo, who share how they find and evaluate deals.
Andrew Litchfield
Webinar host
Andrew Litchfield hosted a ForeclosuresDaily.com monthly webinar for real estate investors.
How Austin agents can reach sellers first
- 1
Pick lead types that fit
Absentee owner, probate, preforeclosure, divorce and long-time owner leads point to owners with a reason to sell. Out-of-town landlords are common in Austin.
- 2
Lead with honest pricing
Offer a pricing review based on recent sales, not peak-era numbers. Owners respect agents who tell them the truth.
- 3
Follow up within the rules
Use mail, door knocking and compliant calls and texts. Scrub numbers against do-not-call lists and get consent where the law requires it.
Checklist
- Verify ownership
- Scrub do-not-call lists
- Respect quiet hours
- Use a clear opt-out
- Know recent sales
- Keep records of consent
See also realtors to sellers in Dallas and realtors to sellers in San Antonio.
Anthony Coletti
Real estate investor
Watch Anthony Coletti share their experience using ForeclosuresDaily.com.
Austin ZIP codes for listing leads
Recent Census estimates show Austin medians from about $358,000 to nearly $1.5 million depending on the ZIP code.
Central west 78703 and 78731
Medians near $903,000 to $1.5 million. High prices mean large commissions, and sellers expect polished marketing.
South Austin 78704 and 78745
Medians near $505,000 to $916,000, with older homes, newer infill and many investor owners in 78704.
Southwest 78748, 78749 and 78750
Medians near $465,000 to $602,000 and owner-occupancy near 57% to 65%, with family sellers and move-ups.
East Austin 78702 and 78723
Medians near $562,000 to $687,000, with rapid change, infill and long-time owners.
North Austin 78753 and 78758
Medians near $371,000 to $440,000 and owner-occupancy near 26% to 33%, with condos, townhomes and landlords.
Southeast 78744 and nearby Pflugerville 78660
Medians near $358,000 to $412,000 and owner-occupancy near 51% to 66%, with first-time buyers and steady demand.
ZIP medians are recent Census estimates. Use recent sales to price every listing. Values and inventory change street by street, so pull recent comparable sales before every listing appointment.
Jeremy Resmer
Webinar host
Jeremy Resmer hosted a ForeclosuresDaily.com monthly webinar for real estate investors.
What an Austin listing lead can be worth
Estimate the value of a listing before you spend on leads. Start with the likely sale price, apply your commission and brokerage split, and subtract marketing costs. Only some leads become listings, so divide your total lead and marketing spend by the number of closed listings to see your true cost per listing, and compare that across ZIP codes and lead types.
Agent net = Sale price × commission × your split − Marketing and lead costs
Commissions are negotiable and vary by agreement.
On a central west home near $1.5 million, the same math nets about $24,250. Commissions are always negotiable.
Pricing drives results
Overpriced listings sit, and sellers often blame the agent.
Landlords sell too
Absentee owners may sell when leases end or rents soften.
Conversion takes time
Many leads need months of follow-up.
Track your results
Measure cost per listing by lead type.
Antonio Stringfield
Probate investor · Los Angeles
Watch Antonio Stringfield share their experience using ForeclosuresDaily.com.
Nancy Wallace-Laab
Investor · nearly 20 years
Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.
Phillip Warrick
Full-time investor since 2003
Full-time real estate investor since 2003, with over 20 years of experience.
Realtors to sellers in Austin: FAQ
Short answers for agents prospecting in Austin. Tap a question to open it.
QWhat are listing leads?Yes
Contact data for owners likely to sell soon, such as heirs or owners in preforeclosure.
QHow do I handle peak-price expectations?
Show recent nearby sales and days on market.
QAre Texas foreclosures fast?
Most are non-judicial, so timelines can be short.
QCan I call and text leads?Yes
Only within federal and Texas rules. Scrub lists and get consent where required.
QWhich ZIP codes pay most per listing?
Central west areas such as 78703 and 78731.
QAre absentee owners good leads here?
Yes. Most Austin homes are not owner-occupied.
Want Austin listing leads? Tell us your target ZIP codes and we will help you choose seller leads.
Reach Austin sellers first
Austin rewards agents who price honestly, reach owners early and prospect within the rules.
ForeclosuresDaily.com supplies probate, preforeclosure, divorce and absentee owner leads across Travis County and Texas. Explore our lead products.