Spicewood: Months of Inventory Point to Buyer's Market

Spicewood currently holds 7.54 months of inventory based on 22 closed sales in October and 206 active listings today. This metric, calculated by dividing current active listings by the monthly closing rate, indicates a buyer's market where supply exceeds demand. A balanced market typically sits near six months; anything above that threshold gives buyers more negotiating leverage and time to choose. Median prices tell a different story of value appreciation. The median close price reached $677,500 in October, up 29.2% from the same month last year when it stood at $524,277. This increase occurred despite a 36.6% rise in days on market compared to September, suggesting that while homes are taking longer to sell, the price floor has strengthened significantly over the past year. The data also reveals a shift in pricing power. In October, 95.5% of homes sold below their original list price, a notable increase from 83.3% in September and slightly higher than the 94.1% recorded last October. The median close-to-original list ratio dropped to 0.882, down 3.0% from the prior month. This suggests that while prices are higher year-over-year, sellers may be adjusting expectations to match current market conditions where inventory is accumulating. ALEX Intelligence estimates these figures based on a sample of 22 closed sales in October 2026. The analysis reflects single-family homes with prices net of seller-paid concessions. With 7.5 months of supply, buyers have the advantage in selecting from a growing pool of options while negotiating closer to or below asking price. URL: https://alex.realestate/market/spicewood Want a closer look? Reply or call George at 713.918.9951 and we'll set up a showing. Based on 22 closed sales in the October 2026. Data from Unlock MLS. Information deemed reliable but not guaranteed. Model outputs are ALEX Intelligence estimates, not appraisals. Read more Central Texas market data on the ALEX blog: https://alex-companies.com/blog