James DeLoney - Austin Homes for Sale

06/09/2026

The steps you're taking to improve your credit score may be doing more harm than good. Find out exactly what the rating agencies look for.

Improving your credit score can take a few months. So if you’re looking to get an auto or home loan,...

06/09/2026

I want to be honest with you about something, because I think a lot of Austin sellers deserve a clearer picture than what they're getting.
The market has changed. And the sellers doing well right now are the ones who understand exactly how — and what to do about it.
The facts: Austin has 5.8 months of inventory. Average days on market is 78. Only 9.16% of homes sold above list price as of February — that's a 25-year record low.
I know that's not what some of you were hoping to read. But here's what gives me genuine confidence on behalf of my clients: pending contracts are up 3.3% year-over-year. The buyers who can qualify are active and closing.
The sellers I'm helping right now are succeeding because they came in with accurate pricing, a well-prepared home, and realistic expectations about how negotiation works in a 5.8-month-supply environment. It's not dramatic — it's disciplined, honest work.
If you've been sitting on the fence because you're waiting for "conditions to improve," I'd love to have a real conversation about what that actually means for your specific situation. Sometimes waiting makes sense. Sometimes the market is better than you think — if your approach is right.
No pressure, no scripts, no sales tactics. Just someone who has done this here for 16 years.
Drop a comment or DM me if you'd like to talk through your situation. I make time for every message. 🙏

06/05/2026

I want to share a number I think every Austin homeowner planning to sell needs to see right now.
As of May 20, 2026, exactly half of Austin's active listings — 50.05% of 16,738 homes — have already had at least one price reduction.
That's not a market collapse. It's a clear signal about what's working and what isn't for sellers.
Here's the picture: the Austin median sold price is $467,680, down 14.97% from the May 2022 peak. Homes are averaging 78 days on market. Only 9.16% of homes sold above list price as of February — a 25-year record low. List price today is a ceiling, not a floor for bidding wars.
But here's what gives me real confidence: pending contracts are up 3.3% year-over-year. Buyer activity is growing. The buyers who can qualify are shopping — and closing.
The sellers doing well right now came in priced with 2026 data, not 2022 nostalgia. That's the whole difference.
If you've been thinking about listing — or if you have a neighbor or family member who's been waiting — I'd love to have an honest conversation about what your home could actually net you today. Not a pitch. A real answer.
What questions do you have about Austin home values right now? Drop them in the comments or send me a message — I read everything. 👇

06/02/2026

Keeping track of every single dollar you spend can be difficult, no matter how closely you track your spending and monitor your bank accounts.

Keeping track of every single dollar you spend can be difficult, no matter how closely you track you...

05/30/2026

Treat information like food.
How much junk are you consuming every day?
Social media algorithms are literally designed to manipulate your emotions. Doom scrolling. Binge watching. Mindless browsing. It all shapes how you feel, what you think, and where your energy goes.
Spend 5 minutes today auditing your information diet. What are you letting in? And is it serving you — or distracting you from who you're trying to become?

05/29/2026

There's a part of my job I rarely mention on here — but if you're planning to sell your Texas home this year, it matters more than you might think.
I spend time every month tracking what's happening at the Texas Real Estate Commission (TREC). Not just because I'm required to — but because the rules they set directly affect your transaction.
Here's what's happening right now: TREC held a meeting on May 4, 2026, in Houston to advance proposed rule changes and form adoptions. Updated rules are being published in the Texas Register this Thursday, May 29, with a public comment period running through June 29.
TREC is also preparing to launch the REALM portal — a new digital system that will change how agents, buyers, and sellers manage licensing verification, disclosures, and transaction documents. The official launch timeline hasn't been announced yet.
Why should you care? Disclosure requirements are one of the most important legal protections sellers have. When the rules change, sellers working with agents who aren't current can unknowingly miss something that creates post-closing liability. That's not a risk I'm willing to take with my clients.
If you have questions about what's changing — or what any of this means for a sale you're planning this year — I'd genuinely love to help.
Leave a question below or send me a private message. Happy to talk through it anytime. 🙏

05/28/2026

Before I help any seller set a list price, I share one number with them that most agents skip. This week, I want to share it with you.
The number: $3,501.
That's the approximate monthly PITI — principal, interest, taxes, and insurance — on Austin's current median home price of $467,680, at today's 6.57% Austin-area rate. To qualify comfortably for that payment, a buyer typically needs a household income of $150,000 or more.
That's who your buyer is. And when you set your asking price, you're deciding whether they can afford to make an offer.
Every $25,000 you price above the median is another $150–$180 per month on their payment. In a market where 50.05% of listings have already cut their price and homes are averaging 78 days on market, the cost of overpricing is real — not just in time, but in the final number you walk away with.
The good news: there are buyers closing right now. Pending contracts are up 3.3% year-over-year. The buyers who can qualify are moving — they just need your price to make sense for them.
I walk every seller I work with through this model before we list. It's not a discouraging conversation — it's the honest one that leads to a faster, cleaner sale.
If you'd like to talk through what pricing looks like for your specific home, I'd love to make time for that. Drop a comment or send me a message anytime. 🙏

05/26/2026

Do you pay your credit card bill in full each month? If not, you could be throwing away cash-back bonuses.

A cash-back credit card can result in 5 percent or more back on your purchases, essentially giving y...

05/26/2026

I want to be honest with you about something, because I think a lot of Austin sellers deserve a clearer picture than what they're getting.
The market has changed. And the sellers doing well right now are the ones who understand exactly how — and what to do about it.
The facts: Austin has 5.8 months of inventory. Average days on market is 78. I know that's not what some of you were hoping to read. But here's what gives me genuine confidence on behalf of my clients: pending contracts are up 3.3% year-over-year. The buyers who can qualify are active and closing.
If you've been sitting on the fence because you're waiting for "conditions to improve," I'd love to have a real conversation about what that actually means for your specific situation. Sometimes waiting makes sense. Sometimes the market is better than you think — if your approach is right.
No pressure, no scripts, no sales tactics. Just someone who has done this here for 20 years.
Drop a comment or DM me if you'd like to talk through your situation. I make time for every message. 🙏

05/19/2026

The entry price for a home in the San Francisco Bay Area: $1.2M+. Austin's Q1 2026 median sold price: $444,990 — down roughly 19% from the 2022 peak. Before you start packing, let me show you the real math. Including the parts other agents skip.

Austin continues to attract relocation buyers from California, Colorado, and Florida — even as overall domestic migration has cooled to a 15-year low. The value gap is real and dramatic. But a smart relocation decision requires the full cost picture.

Here's what your $1.2M California budget looks like in Central Texas right now:

Your purchasing power roughly triples — giving you access to homes in established Austin neighborhoods, acreage properties in the surrounding Hill Country, or a premium build in a community like Buda, Kyle, or Georgetown.

What you need to factor in honestly:
→ Texas has no state income tax — a significant advantage
→ Texas property taxes are notably higher than the national average — plan for that in your monthly budget
→ Homeowners insurance has risen meaningfully across Central Texas — get current quotes before you commit

The bottom line: the value case for Austin is still compelling for most California buyers. But I'd rather show you the full picture up front than have you discover the tax bill six months after closing.

That's how a 16-year relationship is built — on honest math from the first conversation.

Comment "RELOCATION" and I'll send you a real side-by-side cost comparison — not a marketing piece, an honest TCO breakdown.