Homeowners across Williamson County, Texas, are asking the same question this fall: should I sell now, or wait for the market to turn? After several years of correction, fewer homes are selling, prices have softened, and buyers have more choices than they have had in a long time.
According to Tanya Kerr, who leads T Kerr Property Group in Georgetown, the answer depends less on the headlines and more on the seller. “This market doesn’t reward everyone,” she said. “It rewards sellers who come in ready.”
What the September Numbers Show
The market has slowed, but it has not stopped. In September, 718 homes sold in Williamson County, down 17.5% from the same month last year. Total sales volume fell nearly 20%.
Prices have softened, but only modestly. The median sale price was $398,500, down 1.6% year over year, and price per square foot dipped 3.8% to $197.
The number Kerr points sellers to is speed. Median days on market was 55, four days faster than last September. “Fewer homes are selling, but the ones that are priced and prepared well are still moving,” she said. So far this year, her team has helped 243 buyers and sellers get under contract or close, totaling about $144 million in sales volume.
What Should Decide When You Sell
For a seller on the fence, Kerr says the deciding factor is commitment. In a slower market, a home sells when the owner is willing to price it right, prepare it properly, and stay flexible with buyers.
“If you have a clear reason to move, especially if you’ve already relocated or you’re carrying two homes, the math usually favors selling sooner rather than later,” she said. Homeowners who are simply curious about what their home might bring are welcome to start that conversation, but Kerr is clear that wondering about value is not the same as being ready to list.
The calendar matters less than most sellers think. Many assume spring is the only good time to sell, and Kerr says that is a common mistake. The best time to list depends on who is most likely to buy the home and when they are shopping. Fall is a strong season, especially for homes on an acre or more. Very early spring brings out a specific type of buyer, and summer works well for other homes. “Timing isn’t about the calendar,” she said. “It’s about knowing your buyer.”
The Cost of Waiting: A Hypothetical Example
There isn’t one right answer for every homeowner deciding whether to sell now or wait, Kerr says. The decision depends on the owner’s finances and plans, the home’s condition, and what happens in the local market. A simple example can show some of the costs to weigh without predicting what home values will do.
Imagine a home valued at $600,000. If its value declined by 2% over the next year, that would be a hypothetical $12,000 change in value. Now assume the owner has $5,000 a month in estimated carrying expenses, such as mortgage interest, property taxes, insurance, maintenance, and utilities. Mortgage principal payments are left out of this example because they may build equity.
If the hypothetical change in value is spread evenly across the year, the combined costs of waiting would look like this:
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Waiting 1 month: about $1,000 in potential change in value plus $5,000 in carrying expenses, or about $6,000 combined.
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Waiting 3 months: about $3,000 plus $15,000, or about $18,000 combined.
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Waiting 6 months: about $6,000 plus $30,000, or about $36,000 combined.
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Waiting 1 year: about $12,000 plus $60,000, or about $72,000 combined.
These figures are for illustration only. Home values don’t necessarily rise or fall evenly from month to month, and the 2% decline is an assumption for this example, not a forecast for Williamson County or Central Texas. Actual ownership expenses vary, and the right calculation depends on which costs apply to each homeowner.
That doesn’t mean selling now always makes sense. Waiting may be the right choice for a homeowner whose plans, finances, or expectations for the market support it. Others are also weighing the time and expense of maintaining a home they no longer live in, owning two properties, or renting the home out before selling. Looking at those factors together can make the decision clearer.
“When we help homeowners decide whether to sell now or wait, we look at the home’s likely market position, the costs of holding it, and the owner’s goals,” Kerr said. “The purpose is to help them ask better questions and make an informed decision, not to predict the market.”
When Selling Means Taking a Loss
Some Williamson County homeowners who bought near the peak now have a home worth less than they paid. Some may lose part or all of their down payment. Kerr says these conversations call for honesty and care. “That’s hard, and we never brush past it,” she said.
Real estate has historically been a strong long-term investment, she notes, but like the stock market, it has peaks and valleys. No investment is free of risk.
She recently worked with sellers who had moved to Washington State. They first listed about $50,000 higher than where the price was eventually adjusted. When an offer came in, they were eager to make it work, because walking away likely meant another four to six months on the market at more than $5,000 a month. One of them told her, “It’s not even about the money anymore. It’s about preserving my peace.”
“That stuck with me,” Kerr said. “Sometimes the best financial decision and the best life decision are the same one.”
T Kerr Property Group is a real estate team founded by Tanya Kerr, serving Georgetown, Round Rock, Liberty Hill, and the greater Williamson County and Central Texas market. The team focuses on luxury homes, 1+ acre homesites, and buyers relocating to the area, and is affiliated with Keller Williams Realty Lone Star.
This article is based on information provided by the expert source cited above. It is intended for general informational purposes only and does not constitute legal, financial, or real estate advice. Readers should conduct their own research and consult qualified professionals before making any real estate or financial decisions.
Disclosure: Individuals or companies mentioned may have a commercial relationship with KeyCrew.
