What’s Happening With Mortgage Rates and What It Means For You

1. What’s Happening with Mortgage Rates Right Now?

• As of early August 2025, the average 30-year fixed mortgage rate has dipped slightly to 6.56%, a 10-month low AP News+2Investopedia+2.

• Despite this decline, rates remain elevated, and rate cuts may not translate directly into lower mortgage costs because home loans follow 10-year Treasury yields, not the Fed's benchmark rate Investopedia.

• Home sales are still sluggish due to affordability pressures. In July, new single-family home sales fell 0.6%, inventories rose, and home prices dropped nearly 6% year-over-year to a median of $404,000 Reuters+1.

2. Jerome Powell’s Message (and What to Watch Next)

• In late August, Fed Chair Jerome Powell hinted at potential rate cuts in September, but strongly emphasized that timing remains uncertain Showcase Photographers+15PBS+15Norada Real Estate+15.

• Policymakers remain cautious; while some foresee continued cuts, others suggest 2025 may end without significant rate movement Bankrate+5The Guardian+5Realtor+5.

• Powell has repeatedly clarified that lowering Federal Reserve interest rates doesn’t guarantee immediate relief in mortgage rates—especially if housing demand remains strong or supply stays tight InvestopediaThe Guardian.

3. What This Means for Buyers and Sellers

For Buyers

• High borrowing costs are currently the main affordability hurdle—monthly payments are still elevated compared to the post-pandemic era ReutersAP News.

• That said, some regions are seeing better price alignment. If you're pre-approved and financially ready, small rate drops could unlock opportunities, as buyers continue to hold negotiating power InvestopediaReuters.

• However, holding out indefinitely for much lower rates may backfire—those homes you’re eyeing could appreciate, and pricing may stabilize before major relief arrives HousingWire+15Investopedia+15foxbusiness.com+15.

For Sellers

• Elevated rates are reducing buyer pool size, which can limit offers and slow sale timelines Reutersmarketwatch.com.

• Meanwhile, most homeowners today are “rate-locked” in much lower loans, creating a “lock-in” effect that decreases turnover and reduces inventory Investopedia.

• Sellers need strategic pricing, compelling staging, and marketing for maximum appeal—especially in markets with elevated inventory levels Reuters.

4. Bottom Line: What You Can Do Now

Your RoleBest Strategy TodayHomebuyersGet pre-approved now. Be ready to act quickly if rates dip or inventory shifts.SellersPrice smart, stage boldly, and work with an experienced agent—stand out in a slower market.EveryoneUse this time to strategize. Timing matters, but clarity, preparation, and expert guidance win in any rate environment.

Debunking myths: The True Cost of Home Staging

Selling a home in Austin’s shifting real estate market requires smart strategy. One proven tactic is professional home staging – and a key reason is simple: staging typically costs far less than the first price reduction a seller might face. Rather than slashing your asking price by tens of thousands, investing a few thousand in staging can make a dramatic difference. This article explores real examples, local statistics, and expert insights showing how staging helps Austin homes sell faster and for more money, often avoiding the need for a painful price cut.

The Cost of Staging vs. the Cost of a Price Reduction

It’s a common refrain in real estate: “Staging always costs less than your first price reduction.” In Austin, this often holds true​.The average cost to professionally stage an entire house in Austin ranges from about $1,500 to $4,000, depending on the size and level of furnishing​.This is roughly 0.5%–1% of a home’s price in many cases. By contrast, price reductions are usually much costlier. For example, over 54% of Austin home listings end up dropping their price, with a median sale-to-list price around 94% (meaning sellers are losing about 6% off their asking price)​.

On a $500,000 home, that’s a $30,000 difference – far above the typical staging expense.Real estate professionals confirm that an unstaged home often requires larger discounts to attract buyers. A recent industry survey found that the average price reduction was 5 to 20 times more than the staging investment would have been. In other words, a seller might drop their price by $10,000–$40,000 (or more) when a staging package could have cost perhaps $2,000–$3,000. As one Austin staging expert puts it, “Professional staging is much less expensive and more effective than your first price reduction!”​ The logic is clear: spend a little on making the home show its best, instead of sacrificing a large chunk of equity through markdowns.

Why Staging Is So Effective in Austin’s Market

Home staging isn’t just about aesthetics – it’s strategic. In Austin’s competitive market, buyers have high expectations, and a staged home meets them in several ways:

Strong First Impressions: Buyers form opinions within seconds of seeing a listing. Staging ensures a home looks inviting online and in person. Austin Realtors emphasize that you “won’t get a second chance to make a great first impression,” so the home should wow buyers from the start​. High-quality photos of a beautifully staged home will attract more clicks and showings, reducing the chance you’ll need to drop the price due to lack of interest.

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Emotional Connection:

Staged properties help buyers visualize themselves living in the space. According to the National Association of Realtors, 82% of buyers find it easier to imagine a property as their future home when it’s staged​. Rather than viewing empty rooms or personalized decor, they see an aspirational lifestyle. This emotional pull can motivate stronger offers. “Buyers fall in love with listings that they can imagine living in,” notes one Austin staging company on social media, which leads to higher perceived value.

Highlighting Value, Minimizing Flaws:

Good staging highlights a home’s best features (like spacious layouts or natural light) and downplays any downsides. It can make awkward corners into functional nooks or small rooms feel cozy rather than cramped. Nearly half of buyer’s agents (44%) say staging increases the dollar value of a home in their eyes​.By making a home look move-in ready and well-maintained, staging prevents low-ball offers and can fend off buyer requests for large concessions.

Faster Sale, Less Time on Market:

A staged home not only tends to sell for more, but also sells faster. Nationally, staged homes spend 73% less time on the market than unstaged homes on average​. Even in Austin, where properties eventually sell, staging can trim down the listing period. Faster sales are critical – the longer a home lingers, the more likely the seller will have to consider a price reduction to renew buyer interest. Staging helps avoid that by generating excitement and offers quickly. A beautifully staged Austin living/dining area creates an immediate “wow” factor for buyers, showcasing the home’s space and lifestyle potential.​

Staging vs. Price Cuts: Local Stats and ROI

The economics of staging point to a high return on investment. In Austin’s market conditions, spending about 1% of the home’s value on staging can yield a return many times over. The Real Estate Staging Association found that with an average 1% staging investment, 75% of sellers saw a 5–15% increase over the asking price in the sale​.That equates to a 400%–1400% ROI on the staging costs​

For instance, a $5,000 staging job on a mid-range Austin home could help drive an offer that is $25,000+ higher than it might have been unstaged. Even on a more modest scale, the National Association of Realtors reports that 23% of buyers’ agents noted a 1%–5% increase in offer price for staged homes compared to similar unstaged homes​.They also note that staged homes can sell for 5–15% over asking price with just a 1% investment in staging​. These figures align with what we’re seeing in Austin: staging yields higher offers and helps avoid the need to chase the market down with markdowns.

Nothing illustrates the impact of staging better than actual home sales. Austin and Central Texas have seen plenty of staging success stories. Here are a few examples that underscore the power of staging versus cutting the price:

South Austin Family Home – From Stale to Sold Above Asking:

An Austin home had been listed vacant and was getting little interest. The sellers were considering a price cut after weeks on market. Instead, their agent brought in a staging team to fully furnish and decorate the empty rooms. The transformation was night and day – online views shot up, and foot traffic dramatically increased. **Within 30 days of staging, the home went under contract and ultimately sold for $30,000 over asking​. Without staging, it’s unlikely the property would have sparked such a bidding war. Instead of reducing the price, the sellers actually drove the price up thanks to the broad buyer appeal created by staging.

Suburban Austin Home – Avoiding Months on Market: A vacant suburban home was struggling to attract buyers in a cooler market last year. Rather than let it sit and eventually slash the price, the listing agent advised a staging intervention. New furnishings, art, and decor gave the home warmth and style. The staged home then sold in just over a month, whereas similar unstaged listings were languishing for three to four months. “Homes staged prior to going on the market sell in 90% less time,” notes one Austin staging company, citing industry averages​. In this case, staging cut the time on market by several months – saving the seller not only from a price drop but also from extra mortgage and utility payments.

These examples show a pattern: staging leads to faster, more profitable sales, whereas skipping staging often leads to extended listings and eventual price cuts. As one Austin Realtor summed up after years of seeing the difference, “Home staging always costs less than a price reduction, and the homes we dress to sell will see their homes sold faster and for more money.”​

Better Buyer Experience: Staging creates a move-in ready feel that appeals to Austin buyers, who often prefer homes that are magazine-worthy. This positive experience can lead to buyers writing stronger offers. It also helps appraisers see the home’s value, supporting a higher appraisal (important when you’ve pushed above asking price).

Before you consider cutting your asking price, consider cutting the clutter and sprucing up your space. Bring in a professional stager or ask your Austin real estate agent for staging assistance. The local market data and success stories make a compelling case that staging is a small upfront cost that can save you from a big price cut – and even boost your ultimate sale price. In Austin’s market, that’s a winning formula for sellers.

How to Protest Your Property Taxes: A Comprehensive Step-by-Step Guide

Property taxes in Austin, TX, and Travis County continue to rise, leaving many homeowners overpaying due to inaccurate property valuations. If your home's assessed value is too high, you may be paying hundreds or even thousands of dollars more than necessary. Fortunately, homeowners have the right to file a property tax protest in Travis County, potentially reducing their tax burden.

This guide will walk you through the exact steps to protest your property taxes in Austin, TX, ensuring you have the best chance of success. While the process can be time-consuming, the potential savings make it a worthwhile effort for homeowners, real estate investors, and commercial property owners alike.

Step 1: Understand the Property Tax Protest Deadline in Travis County

If you plan to appeal your property tax assessment in Travis County, you must file your protest before the deadline.

📌 Key Deadline:

The deadline to file a Travis County property tax protest is typically May 15 or 30 days after receiving your appraisal notice, whichever is later.

💡 Pro Tip: The Travis Central Appraisal District (TCAD) does not send reminders. Mark your calendar to avoid missing this important deadline.

✔ Action Item: Visit the Travis Central Appraisal District (TCAD) website to verify deadlines and filing instructions.

Step 2: Review Your Property Appraisal Notice for Accuracy

The Travis Central Appraisal District (TCAD) assigns a market value to your home each year, which determines your property tax bill in Austin, TX. However, these valuations are often overestimated, leading to excessive tax burdens for homeowners.

When you receive your appraisal notice, check for the following:

✔ Assessed Value: Does it accurately reflect your home's market value?

✔ Property Details: Verify that TCAD has recorded the correct square footage, lot size, and number of bedrooms/bathrooms.

✔ Condition of the Property: If your home has deferred maintenance, outdated features, or damage, it should be factored into the assessment.

🔹 Common Errors That Could Lead to a Successful Protest:

Incorrect home details (e.g., incorrect square footage, outdated renovations, missing structural issues)

Overvaluation compared to similar homes in Austin or Travis County

Failure to account for property depreciation or required repairs

✔ Action Item: Gather your most recent property appraisal and carefully review the details for potential errors.

Step 3: Gather Evidence to Support Your Property Tax Protest in Austin, TX

To successfully reduce your Travis County property taxes, you must provide compelling evidence that your home has been over-assessed.

1️⃣ The “Unequal Appraisal” Argument

The Texas Property Tax Code requires that homes be assessed fairly in comparison to other properties in the same neighborhood. If comparable properties in Austin, TX, have lower valuations than your home, you can argue that your assessment is unequal and should be reduced.

✔ How to Find Comparable Properties in Austin, TX:

Use the Travis County Appraisal District website, Zillow, or Realtor.com to find homes with similar size, age, and location.

Focus on 3–5 comparable properties that are valued lower than your home.

💡 Pro Tip: Some appraisal districts intentionally make this data difficult to access. If necessary, submit a public records request to obtain this information.

2️⃣ The “Market Value” Argument

You can also argue that your home’s market value is lower than the appraisal district’s assessment.

✔ Evidence to Support a Market Value Argument:

A recent home appraisal (if you refinanced or purchased recently)

A Comparative Market Analysis (CMA) from a real estate agent in Austin, TX

Photos of home defects, including foundation cracks, plumbing issues, or a damaged roof

Repair estimates from licensed contractors

✔ Action Item: Compile at least one of these forms of evidence to strengthen your case.

Step 4: File Your Property Tax Protest with the Travis Central Appraisal District (TCAD)

Once you’ve gathered your evidence, you must officially submit your protest to the Travis Central Appraisal District (TCAD).

✔ How to File Your Property Tax Protest in Austin, TX:

✅ Online: Visit the TCAD website and file your protest electronically.

✅ Mail or In Person: Submit Form 50-132 (Property Owner’s Notice of Protest) before the deadline.

📌 What to Include in Your Protest:

Check “Market Value is Overstated” if you believe your home’s assessment is too high.

Check “Value is Unequal Compared with Similar Properties” if your home is valued higher than comparable properties.

💡 Pro Tip: Filing your protest early gives you more time to prepare and negotiate.

Step 5: Attend the Informal Review

Before your formal property tax appeal hearing in Travis County, most homeowners have the opportunity for an informal review.

✔ What to Expect:

You’ll meet with an appraisal district representative who will review your evidence.

The district may offer a small reduction to resolve your case quickly.

If you’re not satisfied with the offer, you can proceed to a formal hearing.

💡 Pro Tip: Do not accept the first offer too quickly. The county’s goal is to minimize reductions, so always negotiate for the best outcome.

Step 6: Attend Your Formal Property Tax Hearing in Travis County

If your case is not resolved during the informal review, you will present your case to the Appraisal Review Board (ARB).

✔ What to Expect at the ARB Hearing:

A panel of 3–5 board members will hear your case.

A Travis County Appraisal District representative will argue against a reduction.

You’ll present your comparables, appraisal reports, and supporting documentation.

The board will issue a final decision on your property’s taxable value.

💡 Pro Tip: The stronger your evidence, the better your chances of success. Be concise, professional, and well-organized.

Step 7: Appeal the Decision If Necessary

If you disagree with the ARB’s decision, you may appeal further through:

✔ Binding Arbitration – Available for a non-refundable fee (refunded if you win).

✔ District Court Appeal – Best suited for high-value properties or significant disputes.

Final Thoughts: Is Protesting Your Austin Property Taxes Worth It?

For many Austin homeowners and real estate investors, protesting property taxes can result in significant savings. However, the process requires time, effort, and extensive documentation.

🔹 If you have strong evidence, filing a protest can be highly beneficial.

🔹 If you prefer expert assistance, working with a professional property tax consultant in Austin can maximize your savings.

📢 Need help with your Travis County property tax protest? Contact us today for a free consultation and let our experts handle the process for you!