High Balance Conventional in Rollingwood, TX

Travis County is undergoing the most significant market recalibration of any major Texas metro. The median sale price of $450,000 is down 5.7% year-over-year — the steepest decline in our Texas coverage — and the 106-day average days on market is the longest we track in the state. With 5,026 active listings and a 96.5% sale-to-list ratio, the Austin market has shifted decisively from the seller-dominant environment that peaked in early 2022 to a transactional landscape where buyers have real leverage for the first time in four years.

The correction reflects a supply response to pandemic-era overbuilding combined with the unwinding of speculative investor positions, not a demand collapse — Austin's tech employment, University of Texas anchor, and population in-migration story remains intact. For genuine owner-occupant buyers, this is a historic window. Sellers who purchased at 2022 peaks are negotiating aggressively, and the $806,500 conforming limit covers the current median, allowing buyers to avoid jumbo pricing on what was a mid-range home 18 months ago.

Travis County draws the technology worker segment more heavily than any other market we serve. Amazon, Apple, Tesla, Meta, Google, and Oracle have all expanded Austin campuses significantly, generating high-income RSU-compensated employees who need lenders who understand how to count restricted stock units in qualifying income. The self-employed tech founder and early-employee segment is also highly active — these borrowers often have significant liquid assets and complex income, making non-QM and bank statement programs the appropriate tools. University of Texas faculty and graduate students represent a smaller but consistent segment.