If you’ve noticed “For Sale” signs sitting steady in properties around Hays County, you’re not imagining things. After a couple of years of skyrocketing home prices and bidding wars, the local market has shifted in favor of buyers. “Technically, we’re in a neutral market, but it feels like a buyer’s market because we were spoiled during COVID,” explains Allison Pflaum, a veteran realtor who’s been helping people buy and sell homes across the Texas Hill Country since 2013. “During the pandemic, the Austin metro housing market was up 45%. We’ve come down about 25% from that peak, so we’re at the bottom. We just don’t know how wide that bottom will be. I think it’ll be next spring before we see any real price increases.”
In plain terms? Right now, there’s plenty of inventory, prices have softened, and buyers once again hold some bargaining power. “It’s a great time to buy,” Allison says. “You can get concessions, negotiate repairs, and actually find a home that checks more boxes on your wish list.” Basically, you can get more of what you want for less money.
We all know the Hill Country is an incredibly popular location, both for first-time buyers and those who are looking to dig their roots even deeper. Buda, Kyle, Wimberley, Driftwood, and Dripping Springs—each with their own personality—continue to expand, offering a mix of family-friendly communities, properties with acreage, and new-construction opportunities.
Buying one’s first home is usually a financial decision. “That’s your chance to stop renting and start building wealth,” says Allison. “You might have to compromise on location or size, but it can become a great future investment property.” However, your second or third home is a lifestyle choice. “That’s when you start thinking, Where do I feel most comfortable? What fits my rhythm of life? I always tell clients to drive these towns and neighborhoods on different days and times. Make sure you like the vibe before you buy.”
Regardless of the current market, Allison warns, “Just because you qualify for a certain amount, you don’t need to spend the whole amount. You don’t want to get shiny-object syndrome. Focus on the bones of the property. There are a lot of things you can change about a property. You can’t change location.” She also suggests considering new construction, with interest rates currently around 4% and incentives from the builders.
If you’re on the other side of the table, patience might pay off. “Some clients are choosing to hold off selling for a year or two,” Allison says. She explains the biggest determining factor is if you’re going up or down in size. If you’re going up, you’re getting 25% off a more expensive home. Great! If you’re downsizing, it might be best to wait. A lot of people are renting out their current homes while waiting for market momentum to return.
When it is time to sell, in this market presentation matters. “Houses that sell quickly are the ones that are clean, updated, and move-in ready,” Allison says. “If your home is over a million dollars, the buyer expects it to look pristine—new paint, fresh carpet, updated cabinets. Buyers are pickier now. It’s a beauty pageant and the home has got to be priced right.”
Whether you’re looking to sell in the near or distant future, you might wonder what types of upgrades will actually pay off down the line. “Landscaping, kitchens, and bathrooms,” says Allison without hesitation. If your house has natural light, that’s a bonus. If not, try to create that feel.
Buying or selling, investing or up-sizing, when it comes to Hays County real estate, it pays to understand the market and all its ups and downs. On that note, when we asked Allison to project five years from now, her prediction: “You’re going to wish you’d bought more properties now.”
Buyer’s Market Playbook: Smart Moves in Hays County
With more inventory and softer prices, buyers have leverage again. Here’s how to use it wisely:
Don’t max out your budget. Just because you qualify for a certain amount doesn’t mean you should spend it. Leave room for flexibility.
Negotiate strategically. Ask for repairs, closing costs, or concessions—today’s sellers may be more open than you think.
Prioritize location. Updates can be made later, but you can’t change where a home sits.
Consider new construction. Builder incentives and competitive rates can make new builds attractive.
If selling, presentation matters. Clean, updated, and properly priced homes stand out in a pickier market.