Bonnie Palmer, Realtor

05/21/2026

Selling your Austin home? Here's something worth knowing.

The Census just confirmed Austin officially passed 1 million residents in 2025 — a milestone only 12 cities in the entire country have ever hit (per the Austin Business Journal).

Why does that matter to you as a seller? Because it's proof that Austin's market has real staying power. A 4.6% population increase since 2020 means a steady stream of buyers who want to call this city home.

We are no longer in a market built on hype — it's built on people putting down roots.

If you've been wondering whether now is the right time to list, let's chat. I'll walk you through what your home could sell for in today's market.

Austin surpassed 1 million residents for the first time but slipped to the nation’s 12th-largest city in new Census estimates.

05/07/2026

Austin Market Update | Week of May 5, 2026

The Austin metro is sitting at 5.40 months of inventory (down from 5.74 this time last year), with 15,104 active homes on the market and a median sales price of $420,000 for the trailing 12 months. April preliminary numbers show 2,964 units sold — up 2.7% year-over-year — with an average sales price of $578,447. That said, the market is still favoring buyers in key ways: average days on market are up to 88 days, and 13.9% of active listings took a price reduction just this past week. For Q1 2026, 59% of single-family homes had price reductions, compared to 52.6% in Q1 2025. Prices are softening slightly — YTD median is down 2.29% to $411,357 — but transaction volume is holding steady. If you want hyper-local data for a specific neighborhood like Cuernavaca or anywhere else in Austin, reach out and I'll get you numbers updated as of today.

05/01/2026

Briarcliff (78669) | Single-Family Market Read | May 2026

Just pulled the live MLS numbers for Briarcliff specifically — and there is one stat that tells the whole story:
Active median list price: $645K
Closed median sale price: $445K
That is a roughly $200K gap between what sellers are asking and what buyers are actually paying. Briarcliff is not a market doing one thing right now — it is a market in negotiation.
The fast version:

20 active listings, 4 under contract, 5 sold in the last 60 days
Closed sales averaged 97% of original list price
Active homes sitting an average of 100 days

Sellers: price to the closed comps, not the active list prices.

Buyers: offers below ask are landing — work the comp.

Full breakdown — neighborhood detail, schools, and what to do with this data in my blog post here: .

I just pulled the live MLS numbers for Briarcliff specifically — not the whole zip code, the actual subdivision. Here's what's really happening on the south shore of Lake Travis right now:Briarcliff Market Snapshot — Single-Family • 20 active listings on the market • 4 under contract / pendi...

04/30/2026

📍 78733 Market Update | West Austin | April 2026
Single-Family Homes
The zip code numbers look straightforward. They're not.
🏡 Typical home value: ~$1.13M | Down 4.4% YoY — but a +2.1% forecast signals the floor is forming.
📋 Only ~29 active listings | Median list price ~$1.2M
📅 67 days on market — down from 101 days last year. Momentum is returning.
But 78733 is not one market. It's several.
Cuernavaca alone operates by its own rules. Lake Austin access, Eanes ISD, lot diversity, and a mix of teardown-ready cottages and multi-million dollar new builds — all in the same neighborhood, sometimes on the same street. Two homes, same square footage, wildly different values.
That spread isn't a glitch. It's the market telling you that data without context is just noise.
I've spent years building the kind of hyper-local knowledge that zip code reports can't give you — which blocks outperform, which renovations move the needle, which buyer profiles are active right now in Cuerny. That's what separates a good outcome from a great one for my clients.
If you're thinking about buying or selling in 78733, don't rely on the averages. Rely on someone who knows why the averages lie.
📲 DM me. Let's talk strategy.
#78733

04/28/2026

A quick Austin market check-in before May rolls in 👇

March closed with 741 single-family sales (+3.3% over last year) and a median price of $595K. Inventory has tightened since last summer's peak — we're at 3.58 months of supply, which technically puts us back in seller territory.

But here's the part the headlines miss: 43% of active listings have already had a price cut. That tells you everything about how this market is actually behaving.

There are two lanes right now:
✨ Fresh, well-prepped, precision-priced homes → multiple offers, often inside 10 days.
🪦 Leftover 2025 inventory priced on hope → 58+ days, then a markdown, then a contract.

Sellers, your prep and your pricing strategy are doing more work than ever. Buyers, you've got real leverage on the homes that have been sitting — and real competition on the new arrivals.
Pendings are running 7% ahead of last year heading into May, so the spring pulse is real. Thinking about making a move this season? Let's talk before the listings (or the buyers) heat up further. 🌵
— Bonnie

03/10/2026

Curious about life in Cuernavaca, West Austin? Discover a neighborhood tucked into the hills above Lake Austin — full of character, nature, and close to the city. Read a quick 2-minute guide to what living there is really like. https://wix.to/4kWPe1z

For people exploring homes in West Austin, one neighborhood that often catches their attention is Cuernavaca. Tucked into the hills just above Lake Austin, this unique community offers a blend of nature, character, and proximity to the city that can be hard to find elsewhere.But what is it actually....

03/06/2026

Why do homes in Cuernavaca price differently than nearby West Austin neighborhoods? Discover the history, neighborhood features, and market nuances that make Cuernavaca unique — and what that means for buyers and sellers in Eanes ISD and the Hill Country. Read the full post: https://wix.to/XWNRJyz

If you’ve spent any time exploring homes in Cuernavaca, one of the first things you’ll notice is that no two properties are alike. That uniqueness is part of the neighborhood’s charm—but it’s also one of the main reasons homes in Cuernavaca price differently than those in many nearby West ...

02/02/2026

I've got clients looking for some gems... what ya got?

09/10/2025

$500 off first month’s rent if leased by Sept. 30. Alicante condo is available now. Pet friendly, flexible lease, and one of the best values in NW Austin. 2 primary suites, 3 bathrooms, attached garage, private, quiet, gated community with lots of amenitites.

11203 RR2222, unit 1302, $1950/mo
available now
$40 app fee per adult

https://my.homediary.com/story/468065/b

08/23/2025

FOR LEASE

NEW PRICE!!! $950/mo for beautiful wellness space in Westlake.

Wellness Center Room for Rent – West Lake Hills
Available September 15, this 185 sq. ft. private room is located inside a beautiful wellness center at 3355 Bee Cave Rd, Ste. 606.

$950/month rent with a 6-month minimum lease

Private room with sink and large storage closet

Beautiful wood floors and natural light

Ample parking for clients

Shared kitchenette with fridge and microwave, plus restroom

Professional, welcoming environment with wonderful tenants, including a theta brain healer and esthetician

This space is ideal for a therapist, acupuncturist, physical therapist, or natural healer seeking a serene and professional location in the heart of West Lake Hills.

Appointment required to view the space. Contact me directly with questions or to set up a showing.