Wondering if there’s a best month to buy in South Austin’s 78704? You’re not alone. You want the right house at the right price, and timing can shape your selection and your negotiating power. In this guide, you’ll learn how seasons and 78704’s micro-markets change inventory, days on market, and leverage so you can plan your move with confidence. Let’s dive in.
Seasonality in 78704
78704 is central and highly desirable, with older homes, steady infill, and lively corridors near Lady Bird Lake and South Congress. That demand keeps inventory tighter than many suburbs, even when the broader market cools. Local zip-level data from the Austin Board of REALTORS monthly market reports track these shifts.
Spring: Peak selection, faster pace
March through May is when the most new listings hit. You’ll see the widest range of styles and locations, but homes also move faster. Median days on market tend to compress and the percent of list price received often rises. If you value choice over leverage, spring is your window.
Early summer: Still active
June and July stay busy as relocations wrap up. Inventory may remain elevated, but buyer demand is strong. Expect competition for well-located single-family homes and remodeled properties near walkable corridors.
Late summer to early fall: Moderation phase
August to October often sees a step down from spring’s pace. Some sellers re-list after missing in spring. Festival timing can also shape activity. The Austin City Limits Festival in October can change short-term rental patterns near Zilker and SoCo for a few weeks.
Winter: Lean supply, more leverage
From November to February, fewer homes list and days on market expand. You’ll often see more price reductions and seller concessions. Holiday weeks bring the sharpest slowdowns. If you want negotiating room, this is typically the best season to try for it.
For context on broader seasonality and buyer behavior, check the National Association of REALTORS research library. Mortgage rates also shape demand, so keep an eye on the Freddie Mac weekly rate report.
Micro-markets inside 78704
78704 is not one market. Its blocks differ by age, product type, and proximity to entertainment corridors. Your timing strategy should reflect these micro-patterns.
Core historic bungalow pockets
Think Travis Heights and Bouldin Creek, plus streets close to South Congress. These areas have older, small-lot homes with strong year-round interest. Seasonality is muted here. Even in winter, well-located homes can attract steady attention.
Buyer takeaways:
- Selection is best in spring, but opportunities appear all year.
- Leverage is modest in any season unless a listing lingers beyond the local DOM.
- Watch for off-market or pocket opportunities.
South Congress corridor and nearby streets
Close-in properties near SoCo can attract both owner-occupiers and investors. Event calendars matter. October’s ACL can tighten short-term availability for a short time, and spring brings relocators.
Buyer takeaways:
- Confirm short-term rental rules and typical occupancy before modeling returns.
- Winter can open negotiating room if sellers want to close before spring.
- Expect brief fall timing quirks around major events.
New infill, townhome, and condo corridors
Near South Lamar and similar corridors, you’ll find newer construction and higher-density homes. These segments tend to be more seasonal, with larger listing waves in spring and more meaningful slowdowns in winter.
Buyer takeaways:
- Winter often brings the best concessions on condos and townhomes.
- Units in the same building or row set comparables quickly, so watch recent closes.
Transitional and edge pockets
Areas near Oltorf and just south of primary corridors can offer relative value. Sellers here are more likely to list in spring and summer. Buyers tend to be price-sensitive, and the seasonal cycle is stronger.
Buyer takeaways:
- Track months of inventory and price reductions closely.
- Winter typically delivers the most leverage in these pockets.
Key metrics to track
To make seasonally smart decisions, watch these signals. Use rolling averages and compare the same month year-over-year for clean reads.
- Months of inventory: Under 3 is tight, 3 to 6 is balanced, over 6 favors buyers.
- Median days on market: Longer DOM means more leverage. If a listing sits at 1.25 times the 12-month median DOM for 78704, consider a sharper negotiation stance.
- List-to-sale price ratio: Above 100 percent signals bidding pressure. Near or below 100 percent suggests room to negotiate.
- Price reductions: A higher share of reductions and faster time to first reduction indicate softening.
- Seller concessions: Closing cost credits or rate buy-downs become more common in slower months.
- Mortgage rates: Rising rates can cool demand and boost leverage. See the Freddie Mac PMMS report for weekly updates.
You can monitor trends through Austin Board of REALTORS market reports and supplement with your agent’s MLS exports for 78704.
Timing strategies by buyer goal
Your best month depends on your priorities. Use the plan that fits your needs.
If selection is your priority
- Target March to May for the largest pool of homes.
- Get pre-approved and review comps in advance. Move quickly on matches.
- Expect tighter negotiations. Strengthen your offer terms if competition is real.
If negotiating power is your priority
- Target November to February, including holiday weeks.
- Look for listings that have exceeded local median DOM and show price reduction history.
- Ask for concessions like closing costs or a rate buy-down when comps support it.
If you’re relocating on a fixed timeline
- Start scouting 60 to 90 days out and align your move with late summer or winter depending on your risk tolerance.
- Use virtual tours and pre-inspections to compress decision time.
- Keep a backup option ready if your first choice draws multiple offers.
If you’re aiming for a condo or townhome
- Monitor the same building or community for fresh comps.
- Winter often brings more flexibility on price and terms.
Tactics that work by season
Spring and early summer tactics
- Be offer-ready: financing in place, proof of funds, fast inspection windows with protections.
- Use escalation terms only when backed by solid comps and clear ceilings.
- Focus on clean terms rather than risky waivers.
Late summer and early fall tactics
- Watch for re-lists and early fall reductions on homes that missed in spring.
- Use inspection findings to request fair repairs or credits.
- Target homes with above-average DOM for better leverage.
Winter and holiday tactics
- Lead with a price justified by comps and condition. Consider under-list offers where the data supports it.
- Request seller concessions and flexible closing schedules.
- Look for listings that signal time sensitivity or recent reductions.
A simple 90-day plan for 78704 buyers
- Weeks 1 to 2: Define your micro-market short list and budget. Track months of inventory and DOM trends.
- Weeks 3 to 4: Get pre-approved, review recent 78704 comps, and set your offer walk-away points.
- Weeks 5 to 8: Preview new inventory each week. Jump fast on matches. In slow seasons, negotiate concessions.
- Weeks 9 to 12: Lock your target, complete inspections, and keep a backup option in play until contingencies clear.
The bottom line
There is no single “best” month for every 78704 buyer. Spring gives you the most selection but the least leverage. Late fall and winter typically bring fewer options but better negotiating power. Inside 78704, core historic pockets stay tight year-round, while condo and edge areas show stronger seasonal swings. If you want to time your move with discipline, partner with a pro who tracks block-level data and reads the signals in real time.
If you’re planning a 78704 purchase this year, let’s map the right season and micro-market for your goals. Reach out to John Kossler to get a data-driven plan for timing, pricing, and negotiation.
FAQs
When do most 78704 listings hit the market?
- Spring is typically the biggest wave for new listings, with March to May offering the most selection based on local seasonality patterns seen in Austin’s market reports.
Is winter really the cheapest time to buy in South Austin?
- Winter often offers more negotiating room due to lower buyer activity and longer DOM, but not every listing is a bargain. Rely on comps and price-reduction history.
How do festivals like ACL affect buying near Zilker or SoCo?
- The ACL Festival in October can briefly influence short-term rental availability and move timing near Zilker and SoCo, but it does not set long-term pricing trends.
What data should I ask my agent to pull for a 78704 home?
- Ask for months of inventory, median DOM, list-to-sale ratio, share of recent price reductions, and days to first reduction for your segment, plus a comp set for the micro-area.
Are condos more seasonal than single-family homes in 78704?
- Often yes. Condo and townhome corridors near South Lamar tend to show larger spring listing waves and more pronounced winter slowdowns, which can create off-peak concessions.
