Mike V. Vilece, Realtor® at Compass RE Texas, LLC

Founder - The Austin Local Group

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

Why is Hyde Park (78751) pricier than most of Austin? Supply. About 39 active listings versus roughly 6 months across the metro. Scarcity, not a bidding frenzy, is doing the work. Mike, The Austin Local Group. #HydePark #AustinRealEstate

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

78751 (Hyde Park and North Loop) median sits near $635K over the last 30 days with roughly 39 active listings. Austin metro median holds at $473,745. Mike at The Austin Local Group can pull the block level read. #Austin #HydePark

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

Westlake prices are up but new 78746 listings are down 20% YoY. Fewer fresh homes, not fewer buyers. At 6.5% rates, that keeps the high end firm. Mike at The Austin Local Group reads it block by block. #Austin #Westlake #RealEstate

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

78746 Westlake median sits near $2.1M this month with 201 active listings and homes moving in about 29 days. Mike at The Austin Local Group can break down any block for you. #Austin #Westlake #ATXRealEstate

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

30-year rates near 6.5% plus 7.6 months of supply in 78745 means South Austin buyers can negotiate again. In Garrison Park that's often repairs or closing help, not just price. Mike at The Austin Local Group knows where the leverage is. #78745

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

78745 (Garrison Park, Sunset Valley) median sale price sits at $470K this month, with 449 active listings and days on market near 31. Supply has climbed to 7.6 months. Mike at The Austin Local Group is happy to break down a specific block. #78745

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

At about 6.5% on a 30 year loan, the 83 day average in 78738 (Bee Cave, Lakeway) reads as buyer leverage, not a stall. Time on market is room to negotiate. Mike at The Austin Local Group sees patience pay off. #BeeCave #ATXRealEstate

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

78738 covers Bee Cave and Lakeway, where the median runs near $975K against about $474K across the metro. Roughly 200 listings, averaging 83 days on market. Mike at The Austin Local Group can map a block for you. #BeeCave #Lakeway

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

That 58 day average in 78735 (Oak Hill / Barton Creek) is not a warning sign. It is buyers getting room to think, with metro supply near six months. The frenzy is over and patience pays. Mike, The Austin Local Group.

#AustinRealEstate #78735

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

78735 (Oak Hill / Barton Creek) median sits near $817K, about $358 a foot. Homes take around 58 days to sell and close near 95% of list. A patient West Austin market. Mike, The Austin Local Group.

#AustinRealEstate #OakHill #78735

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

About half of Austin listings have taken a price cut, 78731 (Allandale, Northwest Hills) included. A reduction is not a red flag, it is a seller meeting the market. Real leverage for buyers priced out two years ago. Mike, The Austin Local Group. #Austin78731 #AustinRealEstate

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

78731 (Northwest Hills, Allandale, Rosedale) median sits near $990K, about $397 per square foot, with homes averaging roughly 84 days to sell. Metro supply runs near six months. Mike at The Austin Local Group can map your block. #Austin78731 #AllandaleATX #AustinRealEstate

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

What six months of supply means for 78723: buyers in Mueller and Windsor Park finally get time to inspect, negotiate, and walk away. The frenzy math is gone. Mike at The Austin Local Group reads it as leverage, not weakness. #Austin #Mueller #RealEstate

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

78723 (Mueller / Windsor Park) shows 45 active listings, a median list near $889K, and recent sales around $865K. Metro days on market sits near 74. Mike at The Austin Local Group is tracking the shift. #Austin #Mueller #78723

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

Zilker Park anchors 78704: 351 acres along Lady Bird Lake, Barton Springs Pool near 68 degrees year round, free summer musicals at the Hillside Theater. A real backyard. Mike, The Austin Local Group. #78704 #ZilkerPark

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

78704 (Bouldin, Travis Heights, Zilker) median sits at $798K, down 6.2% YoY, homes averaging 117 days on market. Real room to negotiate now. Mike at The Austin Local Group reads this zip block by block. #78704 #AustinRealEstate

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

Stand in 78702 and you are inside Six Square, Austin's Black Cultural District: the Victory Grill, the Carver Museum, Downs Field. Much of the city's blues and jazz history lives right here. Mike, The Austin Local Group. #78702

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

78702 East Austin median sits at $644,809 now, down about 14% from last year, with homes taking near 68 days to sell. Real buyer room in a zip that once moved in a weekend. Mike, The Austin Local Group. #78702

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

Balcones Woods in 78759 dates to the 1970s, and its Blue Wave swim team has run summer practices for over three decades. Tucked between the Domain and the Arboretum, it stays one of Northwest Austin's quiet pockets. Mike, TALG #78759

[Mike V. Vilece, Realtor® at Compass RE Texas, LLC @TheMike__V]

78759 (Great Hills, Balcones Woods, Arboretum): median sale $675K, up 7.2% YoY, but homes now take 68 days to sell versus 49 last year. More room to negotiate than the price hints. DM me if you track this zip. Mike, TALG #78759