— Anderson Mill Sales Stats

The best part of November’s activity for our Anderson Mill neighborhood were the 10 home sales which were 25% over our YTD average.  However, we still have too many homes for sale; our Pending sales were below our YTD average & took 10 days longer to get offers; and our Activity ratio was down by 35% from our YTD average.  As we’ve reported on our blog recently, the home sales market–both locally and nationally–has been shifting from the strong seller’s market we’ve experienced for nearly 8 years.

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March?  A common myth is that you should only sell your home during the spring/summer months, but the above statistic proves that wrong.  Homes that are in great condition, staged properly and priced right sell year-long in our area.  Call/text the Thomas & Kauffman Team at 512-730-1252 or email us at info@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.  

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October results were a mixed bag for home sales in our Anderson Mill neighborhood.  We have too many homes for sale (esp. heading into the slower winter months); our inventory jumped to the 2nd highest this year; and we only sold 5 homes (vs. our 7.8/mo YTD avg).  On the plus side, however, we have 11 pending sales (indicator of the future of a market); days on market dropped in 2 categories; and our 5 home sellers got 1.5% OVER asking price at $167.24/sf which is 8.9% more than 2017 sellers received.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home.

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September brought a few yellows to our Anderson Mill neighborhood, but we are seeing this through much of Austin…a general cooling of the market.  Of biggest concern is the number of homes for sale remaining high for the past several months.  Our pending sales dropped last month to the lowest we’ve seen since February which dropped our Activity ratio.

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March?  A common myth is that you should sell your home during the spring/summer months, but the above statistic proves that wrong.  Homes that are in great condition, staged properly and priced right sell year-long in our area.  Call/text the Thomas & Kauffman Team 512-730-1252 or email us at info@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.  

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Overall, July was a very strong month for us with all greens except for too many homes for sale (13 vs. our YTD avg of 7.9).  11 Pendings bodes well for the future of the market; 12 home sales is our highest month this year; and those sellers got $166.42/sf which is 8.4% more than 2017 sellers received.  

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home. 

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June was an excellent month for us in our Anderson Mill neighborhood….no yellow categories!  And, the green categories were in most of our important ones like inventory, Activity Ratio, sales, days on market and pricing.  With half of the year behind us, here is how we look for some categories when compared to 2017:  Positives – Actives down 26%; inventory down 17%; Activity Ratio up 28%; and solds at same pace as last year.  Our only negatives were days on market running higher for actives and solds.

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Another great month for home sales in our Anderson Mill neighborhood with mostly green categories (ie-positive trend) like: days on market improved in all 3 categories; only 1.3 months of inventory (the # of days to sell all current homes for sale at current sales pace); 9 pending sales (ie-has contract but not closed); 10 sales (2nd month in a row) and sellers got 5.7% more/sf than 2017 sellers did and got contracts in only 11 days.

It’s not too late to get your home on the market to catch our spring/summer peak selling season! See just some of the steps we take to get your home sold quickly and for top dollar: Marketing Plan to Sell Your Home. Contact me today so I can create a free, no-obligation market analysis of your home (called a CMA) to see how much you would net from the sale of your home. *******************************************************************************

Home sales in our Anderson Mill neighborhood continue to improve as the year moves along.  April was our best month so far with 12 Pending sales (vs. 7.5 YTD avg); 9 sales (nearly double our 5/mo YTD avg); lower days on market across the board; and our 9 sellers got nearly 10% more on a per sq foot basis than sellers received last year.

Are you considering selling your home, but are concerned that you will have difficulty finding a replacement in the Austin area due to our low inventory?  This is a common question we get when asking someone if they want to sell their home and capture the equity.  Our team has 4 different proven methods to handle the changeover for you to reduce any stress associated with the sale of your home & purchase of the next one. Contact us today so we can go over the best option for your situation. Phone: 512-730-1252 or via email: info@AustinTxHomeSales.com.

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March saw mostly improvements in our Anderson Mill neighborhood with 9 pending home sales (vs. 6.0 YTD avg); 56% Activity Ratio (vs. 44% last year); $164.72/sf average selling price (7.3% over 2017′s avg); and reduced days on market for 2 categories.  Our inventory jumped to 3.5 months, however, but still in the less-than-6-months needed to maintain a seller’s market.  And, we only had 2 home sales which is well below our 6.67/mo avg last year.

Would you like to know your home’s approximate value, recent sales in your neighborhood, and your estimated net equity…both today and on a regular basis in the future?  With ePropertyWatchTM, that information (and much more) comes directly to you.  This program is from CoreLogic who provides property AVMs (Automated Valuation Model) for 90% of the home mortgage lenders in the United States…they are the trusted source for accurate home valuations.  ePropertyWatchTM has information on over 100 million homes in the United States and each subscriber can have up to 3 properties on their report list.  So, whether you own a home in the Austin metro area, or anywhere in the U.S. you can use this service to keep tabs on your property value and net equity.

Best of all, it is a FREE service for you to use!  Click here to learn more about this program and to sign up for your free report: ePropertyWatch, or, click here to go directly to the sign-up page:ePropertyWatch-sign up form.  Feel free to forward this link to any friends, family, or coworkers you know…remember, any homeowner in the U.S. can utilize this service!  You have my assurance that I will NOT use any email address to send someone spam email!



 

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Many more yellow categories in our Anderson Mill neighborhood than usual in February.  Our days on market has continued to dog us for nearly a year now; our Activity Ratio dropped from January’s 86% to 38% (we averaged 44% last year); and, our 4 home sellers got an average of only $134.13/sf which was 12.6% LOWER than 2017 sellers received.  Our bright spots were only 5 homes for sale which pushed our months of inventory to only 1.3.

If you are considering selling this year, contact me to receive a free, no-obligation market analysis (CMA) of your home. April, May and June are the 3 best months of each year to put a home on the market to sell.

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Overall, January was a good start to the year for home sales in our Anderson Mill neighborhood with good numbers for all 3 categories of listings:  For Sale, Pending, and Sold were all strong numbers for January; only .20 months of inventory (vs. 1.6 for 2016); and an Activity ratio of 86% (nearly double our 44% in 2016).  Days on market remains high as it has for over 6 months and the average price/sf our sellers got was 2% lower than in 2016.

Would you like to know your home’s approximate value, recent sales in your neighborhood, and your estimated net equity…both today and on a regular basis in the future?  With ePropertyWatchTM, that information (and much more) comes directly to you.  This program is from CoreLogic who provides property AVMs (Automated Valuation Model) for 90% of the home mortgage lenders in the United States…they are the trusted source for accurate home valuations.  ePropertyWatchTM has information on over 100 million homes in the United States and each subscriber can have up to 3 properties on their report list.  So, whether you own a home in the Austin metro area, or anywhere in the U.S. you can use this service to keep tabs on your property value and net equity.

Best of all, it is a FREE service for you to use!  Click here to learn more about this program and to sign up for your free report:ePropertyWatch, or, click here to go directly to the sign-up page:ePropertyWatch-sign up form.  Feel free to forward this link to any friends, family, or coworkers you know…remember, any homeowner in the U.S. can utilize this service!  You have my assurance that I will NOT use any email address to send someone spam email!

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Home sales finished on a high note in our Anderson Mill neighborhood with more green categories that we’ve had since June.  We only had 4 homes for sale (out of over 2,500) going into the slower winter months; our inventory dropped below 1.0 month for only the 2nd time this year; we had more pending sales than average; our Activity ratio jumped to 69% (57% over our YTD 44% avg); and our 5 home sellers got 9.3% more/sf than sellers did last year.  Our only real negative was days on market running longer than we did in 2016.

How did we finish 2017?  Below are our averages for each category last year:

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Home sales continue to struggle in our Anderson Mill neighborhood the last half of this year.  We managed to get 2 green categories–# of homes for sale and Activity ratio, but many of the others were yellow, like: Days on market continues to increase for all 3 categories; our inventory jumped from 1.3 months in Oct to 2.3 last month; we only sold 3 homes (vs. our 6.82/mo YTD avg and 8.67/mo last year); and those 3 sellers got 6% LESS/sf than 2016 sellers got.

Would you like to know your home’s approximate value, recent sales in your neighborhood, and your estimated net equity…both today and on a regular basis in the future?  With ePropertyWatchTM, that information (and much more) comes directly to you.  This program is from CoreLogic who provides property AVMs (Automated Valuation Model) for 90% of the home mortgage lenders in the United States…they are the trusted source for accurate home valuations.  ePropertyWatchTMhas information on over 100 million homes in the United States and each subscriber can have up to 3 properties on their report list.  So, whether you own a home in the Austin metro area, or anywhere in the U.S. you can use this service to keep tabs on your property value and net equity.

Best of all, it is a FREE service for you to use!  Click here to learn more about this program and to sign up for your free report:ePropertyWatch, or, click here to go directly to the sign-up page:ePropertyWatch-sign up form.  Feel free to forward this link to any friends, family, or coworkers you know…remember, any homeowner in the U.S. can utilize this service!  You have my assurance that I will NOT use any email address to send someone spam email!

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September could be the worst month this year in out Anderson Mill neighborhood…we only had 1 green category and that was for sellers getting 100% of their asking price.  On the down side, we have too many homes for sale; our inventory is higher than both this year’s average and last year (which was 1.2 months); our Activity Ratio dropped below our YTD avg; and our 7 home sellers got LESS/sf than last year’s home sellers and it took 44% longer to get offers.

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March?  A common myth is that you should sell your home during the spring/summer months, but the above statistic proves that wrong.  Homes that are in great condition, staged properly and priced right sell year-long in our area.  Call/text me at 512-853-0110 or email me at robert@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.  

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Overall, August was a lackluster one for our Anderson Mill neighborhood.  On the positive side, we had 13 pending home sales (ie-have contract but not closed yet) which is only our 2nd double-digit month this year in that category (compared to 7 in 2016 and 8 in 2015) and our Hotness ratio ticked up 13 points over our YTD average.  Our negatives were days on the market increasing across all categories and our inventory jumping to 3.3 months…our highest this year and 83% higher than our YTD avg.

Are you considering selling your home next year? I recommend starting your research now into what is needed to get your home ready for the market next spring (when our market activity increases and continues through the summer).  Getting your home in tip-top shape will be especially important if the shift from a seller’s market to a buyer’s market continues next year.  Here is a good website that has a broad range of information for home sellers you might find useful: Tips on Selling Your Home. And, here are links to vendor websites to find contractors:  Angie’s List    Pro Referral   Home Advisor

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July was a somewhat better month for our Anderson Mill neighborhood when compared to June. We still have too many homes for sale and our Activity Ratio dropped to the 2nd lowest of this year. However, our inventory dropped to only 1.1 months (the number of months it would take to sell all homes currently on the market at the current sales rate) which is about the same as last year’s number. And, we sold an incredible 15 homes last month in only 11 days….that’s our 1st double-digit sales month this year and the last we’ve seen since June/2016.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “ Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home.
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June had similar numbers to May’s in our Anderson Mill neighborhood with green (ie-positive trend) categories and yellow (ie-negative trend) categories matching up very closely. Of biggest concern is the high number of homes for sale (76% over our YTD monthly average) and our rising inventory at 2.8 months. We went above 2.0 months only twice last year, but we’ve exceeded that 3 times this year and we have half a year to go.

You will notice that I’ve added a new category to replace the “Hotness Ratio”….the “Activity Ratio”. The AR is similar to the HR in that it is a future indicator of the direction our market is heading by comparing how many homes went under contract (ie-Pending) compared to the number of homes for sale. The HR compared Pendings to For Sale, while the ARA compares Pendings to (For Sale + Pendings). A slight difference, but the AR has a maximum cap of 100% while the HR had a max cap of 1,000%. I feel that most people understand the 0 -100 range better since more metrics we see frequently (like grades in school, etc) are based on the 0-100 range. There is no hard and fast rule about what makes a good AR number, but, generally, 25%+ represents a strong market. For instance, if 2 homes are Pending and there are 6 homes for sale, the AR is 25% [2 / (6+2) = 25%]. An AR of 50% would represent a very hot market since the For Sale and Pendings would be the same [ie-6 / (6+6) = 50%].
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Overall, May was a down month for our Anderson Mill neighborhood due to the very high 16 homes for sale (our highest number since May/2012); 2.7 months of inventory (the number of months it would take to sell all homes currently for sale at the current sales rate) which is nearly double our YTD average of 1.5; and our Hotness ratio of only 38%…our lowest of the year and 30% less than our 68% YTD average.
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We are still recovering from the lull we experienced in our Anderson Mill neighborhood the last half of 2016. Some important categories like the number of homes for sale and that sold; months of inventory; and days on the market all improved which is a good thing. Our pendings (ie-have contract but not closed) have been a hurdle all this year, as has our average sale price/sf which fluctuates between better and worse than what we averaged in 2016.
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Another mixed month in March for home sales in our Anderson Mill neighborhood. On the plus side, our days on market fell across all 3 categories; our 3 home sellers got 99.1% of their asking price; and they got an average of $161.08/sf which is 7.9% more than 2016 sellers got. However, our inventory of homes has increased and we only sold 3 homes (60% of this year’s avg and 35% of our 2016 avg).

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home.
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February home sales in our Anderson Mill neighborhood were similar to January with low inventory (less than 6 months is a seller’s market); strong Hotness Ratio; only 4 homes for sale (out of 2,521 in our community); and our 4 Pending sales got offers in only 4 days. Our days on market for the other 2 categories, however, remain high; our 4 Pending sales were half of our 2016 avg; and our 7 home sellers got an average of 4% LESS than those who sold in 2016.

If you are considering selling this year, contact me to receive a free, no-obligation market analysis (CMA) of your home. April, May and June are the 3 best months of each year to put a home on the market to sell.
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Home sales in our Anderson Mill neighborhood were about the same as they were when we closed out 2016 in December. Keep in mind that Nov-Feb are our 4 slowest months of each year so some lower numbers are expected. The good news is our listings are below average; we only have 1.5 months of inventory (less than 6 is a seller’s market); our Hotness ratio remains strong; and, our 4 home sellers got 6.3% more than those in 2016 (who got 11.6% more than in 2015).

Contact me today to set up your free, no-obligation Market Snapshot. This will provide you with timely reports about home sales activity in your neighborhood…with data straight from our Austin MLS.
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We had more green categories in our Anderson Mill neighborhood in December than we’ve had since July which is a positive sign. Let’s see if this upward trend continues, or we continue our slowdown like most of last year. The best news is our pricing which continues to increase…jumping to $154.55/sf last month, or 15.6% higher than 2015 sellers got!

So, how did Anderson Mill fare for all of last year? Looking at the numbers below, you can tell that we had a slowing market in 2016.

However, keep in mind that an inventory less than 6 months is still considered a seller’s market, so our 1.2 months represents the very strong market Austin has been in for the past 6 years. Same goes for a Hotness ratio over 100%. Our average home prices last year finished at 12% higher than in 2015. I expect this gradual moving from a seller’s market to a buyer’s market to continue over the next few years.
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Home sales in our Anderson Mill neighborhood continue to weaken the last half of 2016 when compared to last year’s numbers: We have too many homes for sale heading into the slower winter season; our inventory jumped to the highest this year at 2.8 months; we only had 5 homes that got contracts (ie-Pending sales) which is half our YTD avg; and, we only sold 4 homes (again, half our YTD avg) at 95.8% of asking price (lowest this year) for only $127.04/sf (5% LESS than our YTD avg and even less than 2015′s average).

Did you know that–according to the National Association of Realtors–92% of home buyers start their search online; 76% drove by the home to look at it; and 44% bought the home they found? Obviously, having your home well represented requires not only having it in the Austin MLS, but also in the hundreds of home websites that are available to home buyers. Keller Williams has a proprietary listing system the sends our client’s homes to over 900 of the most popular websites to give the home the best chance of getting an offer quickly. Here is a link to my home marketing plan so you can see just what I will do to get it sold if you hire me: Marketing Plan to Sell Your Home. This is a good time of year to make decisions if you are thinking of selling next spring when our market begins to heat up each year.
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The 2nd half of 2016 hasn’t been as good for our Anderson Mill neighborhood home sales as the 1st half–or previous years–have been. We have too many homes for sale going into the lower sales season of fall/winter; our days on market (ADOM) remain higher than earlier this year; our Hotness ratio dropped to 46% (vs. our 115% YTD average or our 195% average last year); our Pending sales (ie-have contract but not closed yet) were off 40% from our YTD average of 10.5; and our inventory of homes was at 1.4 months. Granted, considering a seller’s market is anything less than 6 months, we are still doing fine, but just trending in the wrong direction.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend my Market Snapshot program. This FREE service pulls data from our MLS (Multiple Listing Service) on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Here is a link to a sample report so you can see what information is provided: Market Snapshot – Sample report. Let me know if you–or someone you know–wants me to create a Market Snapshot for their home. I frequently hear that home sellers and buyers simply utilize a feature on the Zillow website called a Zestimate to determine a home’s value. This is not recommended in Texas because Texas is one of the few “non-disclosure” states, meaning that home sales are not reported to the local appraisal district like they are in other states. While other states get fresh data to feed their county appraisals, in Texas, Zillow is relegated to using mathematical algorithms to “guesstimate” a home’s value which is why they are seldom accurate, either. So, in other states, Zestimates are much more accurate than here in Texas. The CMA program I use has a page included which pulls in Zestimates for the property and it is not unusual to see Zestimate values off by 10-15%…worthless to use for any serious market valuation.
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September home sales figures in our Anderson Mill neighborhood continued the slowdown we’ve seen the past few months having more yellow categories than the first half of the year. The number of homes we have for sale (14) remains high and has pushed our months of inventory (the number of months it would take to sell all homes currently for sale at the current sales pace) to 2.30. While this is higher than our 1.0 YTD avg, it is still way below the 6+ months that reflects a buyer’s market. Our days on market continue to increase, too, which is something we are seeing in many parts of the Austin metro marketplace. At least the 6 home sellers got 1.2% OVER their asking price and at a price/sf which was 29.4% higher than last years sellers!

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March? A common myth is that you have to sell your home during the spring/summer months, but the above statistic proves that wrong. Homes that are in great condition, staged properly, and priced right sell year-long in our area. Call/text me at 512-853-0110 or email me at robert@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.
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August was probably our slowest month this year for our Anderson Mill neighborhood. All yellows and no green categories. This is our 3rd month in a row of too many homes for sale; they’ve been on the market for 36 days (+56% of YTD avg); our inventory has gone up to 2.3 months (vs. our YTD avg of .90); our Hotness ratio plummeted to 71% (half our YTD avg); and we only sold 6 homes (63% of our YTD avg). Our sales pace/month is only off 7% this year, though, so homes are still selling well. If you need to sell your home this year, make sure it is in great condition, staged and priced right.

Have you decided not to sell this year, but maybe next year? Homeowners who are thinking about selling start their research into what they need to do to get their home ready to put on the market the following spring (when our market activity increases and continues through the summer). Here is a good website that has a broad range of information for home sellers you might find useful: Selling Your Home.

Also, future home sellers will want to see what homes are selling for in both their neighborhood and any neighborhoods where they might purchase their next home. For home sales statistics (straight from the source of all data…the Austin MLS), I recommend Market Snapshot, a free, no-obligation service I offer. Home sellers can either contact me to set this up, or do it themselves at Market Snapshot. To find information about homes for sale anywhere in the Austin area, I recommend downloading this Keller Williams application to your cell phone which allows you to find home details while sitting in your car in front of a listing, or doing a manual map search: KW Home Search App. This, too, is a free application.
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With the exception of having too many homes for sale in our Anderson Mill neighborhood, we had a good month in July with: only .80 months of inventory (the number of months it would take to sell all homes currently listed at our current sales pace) and 14 home sales which took only 8 days to get offers and sold at an average price/sf of $149.12 (+11.5% over last year’s prices). As long as our Pending sales stay high, we can lower the homes for sale (July was 55% over our YTD avg/mo). It is NOT too late to sell your home this year! In spite of our traditional strong spring/early summer selling season, we still typically sell over 50% of our homes during the last 6 months of the year. I can provide you with a CMA (comparative market analysis) to show you how much your home is worth…just call/text me at 512-853-0110, or email me at robert@AustinTxHomeSales.com. If needed, I can also help you get your home ready for the market, including staging your home.