Buy in Austin with real numbers, not guesswork.
A free guide for first-time buyers who work in Southwest Austin, from Kien Nguyen, REALTOR with Central Metro Realty.
Get my personal numbersThe short version
Buyers have leverage
82% of Austin homes sold below their original list price in August 2026.
Less cash than you think
About $23,000 total covers your down payment and closing costs on a $355,000 home with 3.5% down. That drops to about $12,500 if the seller covers closing costs.
The duplex play
Live in one side, rent the other, and pay about $1,600-1,800 a month.
Next step
Text me your move date and budget. I'll send your personal numbers within 24 hours.
Prices are down and buyers are in control
| Area (Aug 2026) | Median price | vs. last year |
|---|---|---|
| Austin city limits | $560,000 | -4.3% |
| Travis County | $489,000 | -6.4% |
| Austin metro (5 counties) | $412,000 | -6.4% |
| Williamson County | $399,900 | -5.9% |
| Hays County | $355,000 | -1.4% |
Source: Unlock MLS, August 2026 Central Texas Housing Report.
The 30-minute zone around MoPac and 290
| Area | Drive time | Why people pick it | Trade-off |
|---|---|---|---|
| Circle C, Shady Hollow, Oak Hill | 5-15 min | Shortest commute | Higher price per sq ft |
| South Austin: Menchaca, Slaughter, Brodie, Sunset Valley | 10-20 min | Close in, food, duplexes | Older homes |
| West Lake Hills | 15-25 min | Eanes ISD schools | Top-of-market prices |
| Dripping Springs | 20-30 min | Land, Hill Country | Septic and well systems |
| Buda and Kyle | 20-35 min | Newest homes for the money | MUD/PID taxes |
| Bee Cave and Lakeway | 20-35 min | Lake Travis schools | Car-dependent |
Drive times are weekday-morning estimates. Always verify the school district by address.
You don't need 20% down
A $355,000 home (the Hays County median), three ways:
| FHA, 3.5% down | Conventional, 3% down | Conventional, 5% down | |
|---|---|---|---|
| Down payment | $12,425 | $10,650 | $17,750 |
| Cash to close, no seller help | ~$23,000 | ~$21,300 | ~$28,400 |
| Cash to close, seller pays closing costs | ~$12,500 | ~$11,000 | ~$18,000 |
| Monthly payment, all-in | ~$3,215 | ~$3,260 | ~$3,183 |
| Mortgage insurance ends? | Only if you refinance | Yes, at ~20% equity | Yes, at ~20% equity |
| Seller can pay toward your costs, up to | 6% | 3% | 3% |
| Usually best for | Credit under ~680 | Credit 700+ | Credit 700+ |
Illustrations only, not a loan quote. Assumes 6.5% FHA and 6.75% conventional rates, 2.1% property tax, $2,800/year insurance, and closing costs of about 3%.
Rent, buy, or house hack
Keep renting
- Austin median lease
- No equity
- Rent can rise
- Best if you might move in 2-3 years
Buy a home
- $355K, 5% down
- Builds equity
- Loan payment locked in
- Best if you'll stay 5+ years
Buy a duplex
- After ~$1,900 rent from the other side ($395K, 3.5% down)
- Builds equity, partly paid by your tenant
- Best if you're OK being a landlord
Live in one side, rent the other, and become a homeowner and an investor at once. FHA allows 3.5% down on a 2-unit home you live in. Later, move to your dream home and keep a rental close to work.
Pros
- Lower monthly cost than renting
- Lenders count about 75% of the rent as income, so you qualify for more
- Your tenant pays down your loan while the property can appreciate
Cons
- Older homes often need updates
- Being a landlord isn't for everyone
- If the unit sits empty, you cover the full payment, so keep 3-6 months of reserves
How I save you money
"For a recent buyer, I got $10,000 toward closing costs plus a full roof replacement paid by the seller. I go after the most expensive items first, so you have peace of mind when you move in."
- Use the option period: inspect in the first 2-3 days, then negotiate with contractor bids in hand.
- Negotiate the rate, not just the price: on a $400K home, a $15,000 price cut saves about $93 a month. The same $15,000 as a rate buydown can save about $187 a month.
- Run the real tax bill: the listing shows the seller's taxes. Yours will be based on your purchase price, often higher.
- Bring your agent to the builder on your first visit. After that, you usually can't add one.
- Read the listing history: days on market and price cuts tell us how hard to push.
Your roadmap
Get ready
Get pre-approved
Pick areas
Drive the commute
Tour
Vet your finalists
Offer
Inspect and negotiate
Appraisal
Lock in insurance
Close
Sign and get your keys
Get your personal numbers in 24 hours
Kien Nguyen, REALTOR · Central Metro Realty · TX License #772045 · 737.202.7766 · contact@kienwithkeys.com
General information, not legal, tax, or lending advice. Figures are illustrations, not a commitment to lend. Information About Brokerage Services · Consumer Protection Notice