Leander

Leander's housing market is leaning toward buyers, though it's moved noticeably back toward the middle over the past month. The composite score is -0.9 now, up from -1.55 last month — one of the bigger one-month shifts we've tracked here.

About 26% of homes that closed in July sold at or above asking, and the typical sold home spent around eight weeks on the market. Close to 65% of what's currently listed has had at least one price cut. There's about four and a half months of supply on hand at July's sales pace, which keeps this in buyer-friendly territory.

Prices actually ticked up a little — the median sold price is up about 3% from June and up close to 2% from a year ago, even with buyers holding more negotiating power on other fronts. That's not a contradiction; it just means the mix of what's selling has shifted, not that leverage has flipped. A little over 100 homes closed in Leander in July.

You're still in a good spot to negotiate — nearly two-thirds of what's on the market has had a price cut, so push for concessions where it makes sense. Homes are taking close to two months to sell, so there's no reason to rush into an offer you're not comfortable with.

Only about a quarter of homes are closing at or above asking, so come in with a number grounded in what's actually sold recently, not what the market looked like a few months back. Plan on the process taking closer to two months, and don't be surprised if you end up negotiating on price even with a well-prepared listing.