A Balanced Market Brings Stability & Opportunity

As spring breathes new life into West Texas, the real estate market in Abilene is picking up right on cue. March 2025 delivered a solid boost in activity, reflecting a continued trend of healthy, balanced conditions that offer promising opportunities for both buyers and sellers.

📈 Strong Seasonal Start

March showed a 4.1% increase in closed sales year-over-year and came in nearly 18% higher than the average of January and February this year. It’s a strong start to the spring selling season, and all indicators point toward steady activity in the months ahead.

🏠 Inventory Holds Steady

We’ve now had a full 12 consecutive months with 4+ months of inventory, a signal that the local market has officially rebalanced. This shift gives both buyers and sellers a fair playing field—gone are the extreme swings we saw during peak pandemic years. Current inventory sits at 4.2 months, up slightly from 3.9 in March 2024.

💰 Price Stability Reinforced

The median home price in March 2025 was $246,250, up 5.8% from a year ago, continuing a remarkably stable stretch. In fact, for the last 15 months, the median sales price in Abilene has hovered between $230,000 and $250,000. That consistency is great news for appraisals, financing, and long-term homeowner confidence.

🔍 Insight from the Experts

We know the national headlines can feel uncertain. With continued changes in interest rates and evolving economic policy, it’s critical to stay informed. We recommend checking out these recent expert insights from NAR’s economists:

• Instant Reaction: Mortgage Rates – April 10, 2025

• Instant Reaction: Jobs Report – April 4, 2025

💡 What This Means for Buyers & Sellers

• Buyers: Inventory levels are more favorable, and with stable prices and upcoming rate adjustments expected, there’s a strong case for acting sooner rather than later.

• Sellers: Activity remains strong. If you’ve owned your home for a few years, you’re likely sitting on a significant amount of equity. Well-prepared homes are still commanding strong attention and competitive offers. Reach out to us for a free market evaluation and equity check-in!

🏃‍♂️ Roadrunners in Action

A quick shoutout to our BHGRE Senter, REALTORS® team of Roadrunners—we walk the walk. In the past month and a half, the Abilene market has averaged two homes per day coming back on the market after contract fallout. Our team? Just four contracts fallen through this entire year so far. That’s the power of quality over quantity.

We ask the right questions. We vet every deal. And we make sure the contract you sign is one that closes.

If you’re looking to buy, sell, or just get clarity on your next real estate decision—reach out.
📞 (325) 695-8000
🌐 www.SenterRealtors.com

📍 Abilene owned. Legacy built.
Because Nobody Knows Homes Better.

As we move through the early months of 2025, the Abilene real estate market has shown encouraging signs of stability and growth. However, it’s important to understand the context behind the numbers to gain a clear picture of what’s happening in our local market.

2025’s Strong Start – But Keep the Numbers in Perspective

Year-over-year statistics show a significant 25% increase in home sales compared to the same period in 2024. While this appears impressive, it’s worth noting that January and February of 2024 saw a roughly 20% decline from 2023 activity levels. This means the recent jump is more of a return to typical market behavior rather than an extraordinary surge in demand.

Still, this steady recovery is a positive sign as we head into the traditionally busy spring selling season.

Inventory Levels and a Shifting Market

Inventory levels remain healthy, contributing to a more balanced market that continues to lean slightly in favor of buyers across most price points. Homes in the $800,000+ range are firmly in buyer’s market territory — a trend that has persisted even when the market was much tighter in 2022 and 2023.

For sellers, this shift highlights the importance of strategic pricing and preparation. The market has favored buyers for several months now, and with more options available, sellers must focus on making their property stand out.

Competing with New Construction

A key factor for sellers to consider is the increase in new construction inventory. Buyers continue to show a strong preference for newer, updated homes — even at slightly higher prices. In contrast, homes that require updates or renovations are seeing increased resistance in today’s market. The gap between the asking price of updated homes and those needing work has widened considerably.

The Rising Cost of Renovations

One major reason for this widening gap is the rising cost and time commitment involved in home remodeling. Labor shortages, material costs, and supply chain delays have pushed renovation expenses to historic highs. As a result, many buyers are more inclined to pay a premium for a move-in-ready home rather than commit to extensive post-purchase upgrades.

For homeowners considering selling, investing in high-value improvements like kitchen upgrades, bathroom remodels, or updated flooring can still deliver a solid return on investment — especially when done strategically.

Economic Uncertainty and Interest Rates

While economic uncertainty remains a concern as the government navigates spending cuts and tariffs, it’s important to remember that market volatility is common during transitions in national leadership. Historically, these periods of fluctuation tend to stabilize in the months that follow.

On the positive side, interest rates have pulled back slightly, and we’re currently enjoying the lowest rates of 2025. This favorable environment presents a promising opportunity for both buyers and sellers as we approach the spring season.

For deeper insights into the broader economic outlook and mortgage rate trends, we recommend these recent updates from NAR economists:

• Instant Reaction: Jobs Report – March 7, 2025
• Instant Reaction: Mortgage Rates – March 13, 2025

Final Thoughts

As we enter the heart of the 2025 real estate market, both buyers and sellers can find opportunities with the right strategy. Sellers should focus on competitive pricing, strong property presentation, and understanding how to position their home effectively against new construction. Buyers should take advantage of the current interest rates and explore their options in what is currently a favorable market environment.

If you have questions about navigating the Abilene real estate market or want to discuss your next move, reach out to one of our experienced agents today. We’re here to help you succeed!

Abilene Housing Market Update – January 2025

January marked a steady start to the 2025 Abilene housing market, showing signs of recovery but still working through key challenges. While year-over-year stats show a significant increase in sales, it’s crucial to put those numbers in perspective—sales in both 2023 and 2024 were over 35% lower than previous years.

This means that while the market is improving, it’s still navigating economic shifts, higher mortgage rates, and buyer hesitation.

Interest Rates & Market Outlook

One of the biggest factors impacting the market is mortgage rates, which have remained stubbornly high despite some small recent decreases. Inflation concerns and global economic uncertainties make it difficult to predict when rates will meaningfully decline.

📌 Read more on the latest interest rate insights from NAR Chief Economist Dr. Lawrence Yun:
➡️ Instant Reaction – CPI, February 12, 2025

📌 See how mortgage rate trends are shaping up:
➡️ Instant Reaction – Mortgage Rates, February 13, 2025

Should You Wait for Lower Interest Rates?

It’s important to set realistic expectations—we won’t see the ultra-low rates from the COVID era again anytime soon (if ever). Even when rates do drop, home prices will likely keep rising due to demand.

📊 Here’s a real example of how waiting may not save you money:

• A $250,000 loan with 10% down at 7% interest is only $25/month more than the same loan at $260,000 with 6.5% interest.
• Waiting could mean paying more for the home itself, wiping out potential savings on interest rates.

⏳ Waiting doesn’t always mean saving—if you’re considering buying, let’s talk about locking in the best deal before home prices climb further!

Inventory Growth = More Options for Buyers

A major positive shift is the significant increase in inventory throughout 2024 and early 2025. Buyers now have far more options across multiple price ranges—a sharp contrast to the extreme competition of 2022 and 2023.

🏡 For buyers, this means:
✅ Less competition & fewer bidding wars
✅ More choices in every price range
✅ Greater negotiating power on price & terms

If you’ve been waiting for a balanced market, now is a great time to buy!

Sellers: Still a Strong Market for You

While home prices have slightly retreated from their all-time highs in 2023, most homeowners are still sitting on significant equity gains from the past several years.

📈 Selling now means:
✔️ High buyer demand as more buyers return to the market
✔️ Strong home values due to limited long-term inventory growth
✔️ Opportunity to move before rates drop & competition increases

Whether you’re buying or selling, understanding the market is key—and we’re here to help.

🏡 Let’s Talk Real Estate!

Have questions about buying or selling in 2025? Let’s connect and build a custom strategy for your real estate goals!

The Abilene housing market saw notable shifts throughout 2024, culminating in a dynamic December that showcased the resilience of both buyers and sellers. Below, we break down the key trends from December 2024, followed by an overview of the year as a whole.

December 2024 Market Highlights

The final month of the year demonstrated a mix of challenges and opportunities in the Abilene real estate market:

1. Median Price:
   December’s median price reached $246,000, marking a significant 14.4% increase compared to December 2023. This highlights sustained buyer demand and rising property values.
2. Active Listings:
   The number of active listings grew by 16.5%, with 769 properties on the market. This represents increased options for buyers compared to the tight inventory seen earlier in the year.
3. Closed Sales:
   Closed sales were down 13.4% year-over-year, with 152 properties sold in December. While fewer sales closed, this reflects broader market conditions influenced by affordability challenges and interest rate fluctuations.
4. Days on Market:
   Homes took an average of 104 days from listing to closing—14 days longer than the same time last year.
5. Months of Inventory:
   Inventory climbed to 4.3 months, a jump from 3.5 months in December 2023, signaling a shift toward a more balanced market.

2024: A Year of Resilience and Adaptation

The Abilene real estate market in 2024 saw its fair share of challenges, from rising interest rates to slower transaction timelines. However, the year proved that both buyers and sellers are willing to adapt, showcasing optimism in the local market.

Key Takeaways from 2024:

1. Rising Home Prices:
   The median home price for the year was $245,000, a 6.6% increase over 2023. This steady growth in home values reinforced the stability of the Abilene market, even as national trends pointed to a slowing pace.
2. Inventory Growth:
   Active listings surged by 26.8%, with 786 properties on the market at some point in 2024. More choices gave buyers greater opportunities but didn’t entirely alleviate affordability concerns.
3. Fewer Closed Sales:
   Total closed sales dropped 3.7% year-over-year, with 2,153 transactions completed. Higher borrowing costs and economic uncertainty slowed activity, particularly in the second half of the year.
4. Market Dynamics:
   Homes spent an average of 98 days on the market, a 13-day increase over 2023. The 4.3 months of inventory throughout the year suggested the market was transitioning toward balance, favoring neither buyers nor sellers.

Economic Context and Its Impact

Broader economic conditions shaped the Abilene housing market in 2024:

• Federal Reserve Policies:
  With the Federal Reserve maintaining its benchmark interest rate, mortgage rates remained elevated. This impacted affordability, particularly for first-time buyers. However, the decision to hold steady in December provided some stability to end the year.
• Inflation Trends:
  Inflation remained a hot topic, though the latest Consumer Price Index (CPI) report suggests easing pressures. This bodes well for 2025, potentially paving the way for rate reductions and increased activity in the housing market.

Looking Ahead to 2025

As we step into the new year, Abilene’s housing market is well-positioned for a balanced and steady recovery. Inventory remains healthy, and easing inflation could provide relief to buyers seeking affordability. Meanwhile, sellers will continue to benefit from strong price growth, especially for homes priced in high-demand ranges.

For those considering buying or selling in 2025, it’s an exciting time to make a move. Our agents at Better Homes and Gardens® Real Estate Senter, REALTORS® are here to help you navigate the evolving market with expertise and care.

Interested in learning more? Contact us today to discuss your real estate goals!

As we near the end of 2024, the Abilene housing market has shown signs of stability, even while activity has cooled slightly compared to earlier in the year. Inventory levels, which peaked at 4.9 months in September, have settled to a balanced 4.5 months in November. New listings have begun to slow following the rapid growth seen in Q2 and Q3, while buyer demand continues to fluctuate alongside interest rates. This is a return to a more normalized market, with steady appreciation and inventory levels resembling pre-pandemic trends. If these patterns continue, we can expect annual appreciation in the 2-4% range, with inventory holding between 4-5.5 months—a healthy, balanced environment for buyers and sellers alike.

Interest Rates and Market Impact

Volatile interest rates remain a significant factor in the current market. Rates have seen sharp fluctuations in the second half of 2024, though they are still slightly improved from earlier highs. Experts predict we’ll see further decreases in 2025, with rates potentially stabilizing in the high 5% range. However, it’s important to note that the historic low rates of the COVID era are unlikely to return, so buyers and sellers must adapt to this new reality.

New Construction Trends

One of the more notable trends this year has been the slowdown in new construction. Listings for newly built homes are down nearly 20% year-over-year as the cost of construction materials remains high and demand has softened. In response, we’ve seen the rise of national builders focusing on smaller, more affordable homes to meet mid-range buyer demand. This is a key development, as it helps bridge the gap in affordability for families looking to enter the market.

Affordability: Abilene vs. Texas

Abilene continues to shine as an affordable option compared to the broader Texas housing market. In November 2024, the median home price in Abilene was $239,000—28% lower than the state median of $333,000. This affordability translates to significant value for homebuyers looking to settle in a vibrant, growing community. Abilene’s affordability and balanced market conditions make it an exceptional place to buy and sell real estate, offering homeowners both value and opportunity.