08/21/2025
A year ago, I could put a “For Sale” sign in the yard on Thursday and by Monday we’d be sorting through a pile of offers.
Not anymore.
Right now in Abilene, the average home is sitting for about 34 days before it sells and most sellers are having to offer concessions to get a deal done. That’s not because buyers disappeared—it’s because the pace has changed.
Rates are hanging in the 6s, and for anyone who locked in at 3% a few years ago, it makes zero sense to move and double their payment. So, fewer people are listing unless they absolutely have to and in our market the military forces families to have to relocate every year.
We’ve actually got fewer homes on the market now than we did this time last year—about 760 compared to 900 back in March and in a market this size that is a fair amount. New listings have crept up a little, but not enough to make buyers feel rushed. They have options. They’re patient. And they’re smart—especially with how easy it is to research everything today.
Here’s where it gets personal: the rental market is rough. Brutal, honestly. Just last year, I had a new construction home renting for $1,850. Today, that same house rents for $2,200—and the only thing that changed is thousands of data center workers moving into town and scooping up anything available. Families relocating here are fighting for rentals, and it’s pushing prices up fast.
So what does this mean for you?
Sellers: If your house is sitting, it’s not because there aren’t buyers—it’s price, presentation, or condition. Buyers aren’t throwing offers at the wall anymore. You’ve got to be sharp on all three.
Buyers: A home that’s been sitting is a chance. Every extra day on market, that seller is getting more motivated. That’s your window to negotiate.
Renters: If you’re paying $2,200 a month, it may be time to seriously run the numbers on buying. You might be closer to owning than you think.
The Abilene market hasn’t slowed to a stop—it’s just different. Balanced. And if you know how to play it, you can still win.
