James DeLoney - Austin Homes for Sale

06/19/2026

More sellers pulled their homes off the market in April than in any month since March 2020 (5.8%). After 16 years, I can tell you the reason usually isn't the market — it's a feeling.
So many homeowners are anchored to Austin's 2022 peak. When today's market doesn't deliver that number, it's easy to feel like you blew it — so the home gets overpriced, sits, and eventually comes off the market.
I want to gently push back on that. The peak was a single moment in time. It was never the real measure of what your home means or what it can do for your next season.
Austin's median price is holding around $460,000, buyer demand is steady, and well-priced homes are still selling. The honest question isn't "did I miss the top?" It's "would selling help the life I'm trying to build — for my family, my work, my peace of mind?"
If the answer is yes, then this market is something we can absolutely work with, together.
Has the "did I miss the peak?" feeling been weighing on anyone you know?
If you've been holding back, message me. I'll give you a straight, no-pressure read on your home and your choices.

06/18/2026

The average Austin-area home is taking about 75 days to sell right now — and more often than not, the delay traces back to a price set on a hunch instead of the data.
Here's something that's genuinely changed in my 16 years: we no longer have to guess on price.
I now use AI-assisted pricing tools that read live comparable sales, how fast inventory is moving, and real buyer behavior in your specific part of town. Before your home ever hits the market, we can see whether your price is likely to draw offers or sit. With homes averaging 75 days out there, getting that right from day one really matters.
But I want to be clear about how I use technology, because it matters to me: AI is presence technology, not replacement technology. The data tells us where the market is. It doesn't understand that you're selling to be closer to grandkids, or that you need to time this around a job. That's the human part — and it's the part I care about most.
The best results come from pairing both: sharp data and someone who actually listens.
What would help you feel confident about pricing your home — more data, or more conversation? (Honestly, my answer is both.)
Message me "DATA" and I'll prepare a data-backed pricing read for your home, then we'll talk through what it means for you.

06/18/2026

Nearly 44% of home sales lately have included a seller concession — and one of the smartest versions of it is one most sellers have never had explained to them.
With rates sitting around 6.6%, the buyer looking at your home is really asking one question: "Can I afford the monthly payment?"
That's where a seller-funded rate buydown comes in. Rather than chopping your list price — which only nudges the payment and lowers your price for good — you can apply a similar amount toward temporarily lowering the buyer's interest rate in the first couple of years, when their budget feels tightest.
It often costs you about the same as a price cut, but it speaks directly to what's actually keeping buyers on the fence. And your list price stays where it is for the comps in your neighborhood.
I've used this to get homes sold that were otherwise sitting. It's not magic — it's just knowing which lever to pull, and when.
Have you or someone you know run into the "the payment is just too high" wall lately?
If you're planning to sell, message me and I'll show you whether a buydown or a price adjustment makes more sense for your home.

06/17/2026

Right now, 51.95% of active Austin-area listings have already had to cut their price. I want to help you stay out of that half.
After 16 years doing this, I can tell you the single most common reason a home lingers: it came to market priced for where we wish the market was, not where it actually is.
The average Austin home is taking about 75 days to sell. The ones that move faster — and usually for more — almost always priced honestly from the start. That first two weeks is when buyer attention is highest. You only get one shot at it.
I'd rather have the honest pricing conversation up front than watch a home you love sit and stall. That's not me being negative — it's me protecting your bottom line and your timeline.
What's been your experience — have you watched a neighbor's home sit on the market lately?
If you're weighing a sale this year, message me and I'll walk you through an honest price range for your home — no pressure, no obligation.

06/16/2026

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06/09/2026

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Improving your credit score can take a few months. So if you’re looking to get an auto or home loan,...

06/09/2026

I want to be honest with you about something, because I think a lot of Austin sellers deserve a clearer picture than what they're getting.
The market has changed. And the sellers doing well right now are the ones who understand exactly how — and what to do about it.
The facts: Austin has 5.8 months of inventory. Average days on market is 78. Only 9.16% of homes sold above list price as of February — that's a 25-year record low.
I know that's not what some of you were hoping to read. But here's what gives me genuine confidence on behalf of my clients: pending contracts are up 3.3% year-over-year. The buyers who can qualify are active and closing.
The sellers I'm helping right now are succeeding because they came in with accurate pricing, a well-prepared home, and realistic expectations about how negotiation works in a 5.8-month-supply environment. It's not dramatic — it's disciplined, honest work.
If you've been sitting on the fence because you're waiting for "conditions to improve," I'd love to have a real conversation about what that actually means for your specific situation. Sometimes waiting makes sense. Sometimes the market is better than you think — if your approach is right.
No pressure, no scripts, no sales tactics. Just someone who has done this here for 16 years.
Drop a comment or DM me if you'd like to talk through your situation. I make time for every message. 🙏

06/05/2026

I want to share a number I think every Austin homeowner planning to sell needs to see right now.
As of May 20, 2026, exactly half of Austin's active listings — 50.05% of 16,738 homes — have already had at least one price reduction.
That's not a market collapse. It's a clear signal about what's working and what isn't for sellers.
Here's the picture: the Austin median sold price is $467,680, down 14.97% from the May 2022 peak. Homes are averaging 78 days on market. Only 9.16% of homes sold above list price as of February — a 25-year record low. List price today is a ceiling, not a floor for bidding wars.
But here's what gives me real confidence: pending contracts are up 3.3% year-over-year. Buyer activity is growing. The buyers who can qualify are shopping — and closing.
The sellers doing well right now came in priced with 2026 data, not 2022 nostalgia. That's the whole difference.
If you've been thinking about listing — or if you have a neighbor or family member who's been waiting — I'd love to have an honest conversation about what your home could actually net you today. Not a pitch. A real answer.
What questions do you have about Austin home values right now? Drop them in the comments or send me a message — I read everything. 👇

06/02/2026

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05/30/2026

Treat information like food.
How much junk are you consuming every day?
Social media algorithms are literally designed to manipulate your emotions. Doom scrolling. Binge watching. Mindless browsing. It all shapes how you feel, what you think, and where your energy goes.
Spend 5 minutes today auditing your information diet. What are you letting in? And is it serving you — or distracting you from who you're trying to become?