Will Austin Cross 20,000 Active Listings in the Next 60 Days?

Austin’s housing market is experiencing a rapid surge in supply as inventory continues to rise faster than buyer demand. As of May 16, 2025, the Austin MLS reports 16,946 active residential listings—an all-time high for the region. This figure exceeds the previous peak of 15,503 set on July 15, 2024, representing a 9.3% year-over-year increase in available homes. What’s even more notable is that this new record has been reached 60 days earlier than last year’s high, signaling a structural shift in the pace of inventory buildup.

To better understand where the market may be headed, a review of recent trends in daily listing growth is essential. Over the past 30 days, active listings have been increasing by an average of 84.3 homes per day. If this pace continues uninterrupted, the Austin market could add over 5,000 new listings within the next two months. This trajectory would push the total number of active listings to approximately 22,000 by mid-July 2025.

Three forecast models were used to evaluate where the market may land by July 15, 2025. Under a conservative projection, assuming only 70% of the recent growth rate holds, Austin would still reach 20,485 active listings. A reasonable forecast—based on maintaining the current growth rate—projects 22,002 listings. In a more aggressive scenario, assuming continued momentum and an uptick in listing activity, the number could rise as high as 23,519.

These projections come at a time when demand is not keeping pace. Pending listings have declined to 4,941, a 1.9% drop from one year ago. The New Listing to Pending Ratio has fallen to 0.48, confirming that for every home going under contract, more than two are being listed. This imbalance continues to weigh on the Activity Index, which has dropped to 22.6%, reflecting reduced buyer engagement across the region. Months of Inventory (MOI) now stands at 6.03, a 22.8% increase year-over-year, placing many areas of the Austin market in buyer’s territory.

What happens next will depend on a combination of buyer sentiment, affordability, and macroeconomic conditions. However, the data clearly points to an oversupplied market gaining momentum. If trends persist, Austin will not only cross the 20,000 active listing threshold—it may do so well before July even begins.

What is the current number of active listings in Austin?

As of May 16, 2025, the Austin MLS reports 16,946 active residential listings. This is the highest inventory level ever recorded for the region and represents a 9.3% increase compared to the previous peak of 15,503 listings on July 15, 2024.

How fast is Austin’s housing inventory growing?

Based on the past 30 days, active listings are growing at an average rate of 84 listings per day. If this trend continues, the Austin housing market could surpass 22,000 active listings by mid-July 2025.

Will Austin’s housing inventory reach 20,000 by July?

Three projections suggest that Austin is very likely to cross 20,000 active listings within the next 60 days. A conservative estimate puts the number at 20,485, while a reasonable projection sees 22,002 listings. An aggressive forecast anticipates up to 23,519 listings if current momentum increases.

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