Another summer season comes to a close! Thank you to all of our clients, residents, vendors and Realtors that have made this year possible once again! We couldn't do what we do without you.
Company Update
Near the end of August our team spent some time with the Ronald McDonald house up at the Dell Seaton Children's Medical campus preparing lunches for the families staying there. This time the team made some delicious looking enchiladas! We're always thankful for the opportunity to help the work of this amazing group here in Austin. If you want to read more about them, and the other organizations we support, you can do so here.
Additionally Insured Insurance Requirements
We’ve been getting some extra questions on what “additionally insured” means and why we require you have us listed this way on your insurance. I’ve created a write up on our website here on this topic to help break it down better and why its so critically important to us.
Property Projects
As the year nears the final quarter, something to start thinking about is expenses! Something that happens every year is we get to the middle of December, and your CPA tells you that you need to add on some additional deductions. You think (rightfully so!) what better place to do this, than with my rental property.
And you’re right! This is a great opportunity to make some excellent long-term improvements in your asset, and increase your deductions. However, the time to start projecting for those expenses is now and not 15 days before the end of the year. Start looking forward and thinking about things like:
- How old is your water heater? Is now a good time for a proactive replacement?
- Your roof?
- Gutter systems?
- HVAC System?
- Ceiling fans? Blinds? Faucets? Toilets? Door knobs?
The list goes on with options on how we can help you make easy, or more complex, improvements in your home now! If you know, or think, you will be in a position similar to this, reach out to your property manager now so they can work on estimates, rough numbers, or a plan with you for improving your property.
Sales Market Update with Mike Minns of Atlas Realty
Latest published Unlock MLS monthly data: July 2026
Median sale price: $435,000, up 1.0% year over year.
Market snapshot: Closed sales rose 4.4% from a year earlier to 2,739. New listings declined 2.8%, while active listings fell 9.9%, suggesting firmer demand and less available competition even as prices remained broadly stable.
Source: Unlock MLS, July 2026 Central Texas Housing Report, released August 11, 2026. Residential single-family homes, condos, and townhomes in the Austin–Round Rock–San Marcos MSA. The implied average is a lower-bound estimate because the published dollar volume is stated only as “exceeded $1.6 billion.”
Examining this data, one might think the situation isn't worsening quickly. However, based on current trends, another decline in the real estate market seems likely before a full recovery occurs. Remember, data typically lags by one to two months, so the figures we see now reflect the summer “sales season,” which was not very strong.
On Monday, mortgage interest rates surpassed 7%. It’s almost certain that the Federal Reserve will increase rates this month, with at least one more increase possible this year. Although mortgage rates may already factor in this expectation, the situation remains complex—if the war persists, oil supply disruptions from the Strait of Hormuz and the Suez Canal could worsen. Oil exports from the Middle East have fallen sharply, prompting requests that Ukraine not target Soviet oil facilities. Additionally, ongoing trade wars complicate the outlook. Overall, the market will likely dip again and may take several more years to recover.
What does this imply for Austin real estate?
First, now is not the best time to sell. You can sell if needed, but with prices declining and already weak demand, we’re only seeing demand and prices fall further. On the flip side, this could be good news if you're looking for bargains this Fall and Winter. Achieving positive cash flow on single-family homes is tough unless you pay cash or put down more than 20%. If you’re looking to acquire additional assets, reach out and I can identify duplexes that will generate cash flow based on your needs.
Leasing Market Update
As with every year around this time, the summer leasing cycle comes to a close. What we’ve seen over the last 45~ days since August 1st is a dramatic end to the summer leasing cycle. What is usually a slowdown was instead a cliff edge drop off this year. Across the market we’ve heard and seen showings slowed to a trickle, and prices decreasing. We been making weekly adjustments to make sure our properties were priced appropriately to get them off the market as quickly as possible for the best dollar possible.
Over the last 45 days we’ve gone from having fifteen properties on market to our final four. For my final four clients, we’re watching and talking about your properties almost daily right now, we want them gone as bad as you do!
Seeing this trend, we’ve talked with our fellow property managers across the area and have heard similar stories. Increasing days on market, decreasing prices, less activity. Tons of properties on market. We’re thankful to be down to our final four properties, and work hard to ensure your home is in that A-Grade condition it needs to be when we hit the market to help it rent quicker than the competition!
You can see the Austin Board of Realtors information on the City of Austin below. As for what this means and how long it’ll last, it really depends on when confidence can return to the market. If you read through Mike Minns's market information above, you'll see further information on the overall state of the market.
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Thank you for your continued trust and business.
Christopher M. Francis // Owner
Rollingwood Management, Inc.