Buying in Austin

Austin's luxury market offers strong value compared to other major tech hubs. Median luxury home prices range from $1.2M in Northwest Hills to $3M+ in Westlake and Lake Austin waterfront. Inventory has increased since 2022, giving buyers more negotiating power. Keenan Group tracks micro-market data daily to help buyers identify the right timing and neighborhood.

Yes. We guide first-time buyers through every step, from mortgage pre-approval and school district research to inspections and closing. Joe's MBA background brings financial clarity to the process, and Cara's neighborhood knowledge - she grew up in Northwest Hills and knows Austin's streets by heart - helps families find the right fit. Many of our first-time buyers later become repeat clients.

Joe and Cara have helped hundreds of families relocate to Austin from California, New York, and other states. Joe's military background brings structure to complex relocations. We provide remote video tours, school district mapping, neighborhood comparison guides, and coordinate with relocation companies. Most relocation clients close within 30-60 days of arriving in Austin.

Yes. Through the Compass Private Exclusives network, we access listings before they hit the MLS. We also maintain relationships with luxury builders, estate attorneys, and other agents who share pre-market opportunities. Our clients regularly win properties that never appear on public search sites.

We cover all of Austin with deep expertise in Northwest Hills, Westlake Hills, Tarrytown, Barton Creek, Rollingwood, Steiner Ranch, Lakeway, Allandale, Brentwood, Crestview, and Lake Austin waterfront. Cara is a 4th-generation Austin native who attended Doss Elementary, Kealing Middle, and Anderson High - she knows these neighborhoods from growing up in them.

From offer acceptance to closing typically runs 30-45 days for cash offers and 45-60 days for financed purchases. Pre-shopping (touring homes, narrowing search) can take 2-8 weeks depending on inventory and buyer specificity. Relocation clients often close within 30-60 days of arriving in Austin. The full cycle from first consultation to keys-in-hand usually runs 2-4 months for luxury buyers.

Texas uses a unique 'option period' — a 3-10 day window after contract execution where buyers can terminate for any reason without losing earnest money, in exchange for a nonrefundable option fee paid directly to the seller. Option fees typically run $100-$1,000 in Austin luxury (higher fees sometimes used to strengthen competitive offers). Earnest money (1-2% of purchase price) is held in escrow separately and is refundable during the option period.

Austin buyer closing costs typically run 2-4% of purchase price. Line items include: title insurance ($2,000-$8,000 depending on price), lender fees ($1,500-$4,000 if financing), inspection ($500-$1,500), appraisal ($600-$1,200), property tax proration, HOA transfer fees ($100-$2,000), and homeowner insurance prepayment (typically 12 months). On a $2M purchase, budget $40K-$80K in closing costs on top of down payment.

Standard inspections: general home inspection ($500-$1,500), termite/WDI inspection ($100-$300), foundation inspection ($400-$800, critical in Austin's clay soil). For luxury homes also consider: pool/spa ($150-$400), septic (for rural properties, $400-$800), sewer scope ($300-$600), chimney, dock inspection (for waterfront, $400-$800), elevator, and structural engineer consult if the general inspector flags concerns. Budget $1,500-$5,000 total for full due diligence.

Austin luxury (above $1.5M) has normalized from 2021-2022 peaks. Most luxury properties now see 1-3 offers rather than 10+. Days on market runs 60-120 days at the $2M-$5M range vs. under 14 days in 2022. Ultra-luxury ($5M+) transacts more slowly (90-180 days). Competition is concentrated in Eanes ISD zones, Lake Austin waterfront, and turn-key move-in-ready properties. Renovation opportunities and off-market listings often transact with less competition.

Yes — Texas requires in-state licensed representation, and Austin's micro-market dynamics (neighborhood-by-neighborhood price differentials, specific HOA rules, flood zone awareness, Central Texas foundation issues, Eanes ISD vs. AISD school boundaries) need hyperlocal expertise. Your out-of-state agent can refer you to the Keenan Group and may receive a referral fee at closing. This is standard practice and doesn't cost you anything extra.

Compass Private Exclusives gives Keenan Group clients early access to homes before they hit the MLS — typically 2-4 weeks of private-network visibility. For buyers, this means access to inventory that competing buyers never see, less bidding pressure, and the ability to negotiate directly with the seller's agent in a lower-competition environment. Keenan Group's Compass platform access is one of the strongest off-market pipelines in Austin luxury.

Yes — Keenan Group has closed dozens of fully-remote transactions for relocation clients. We provide HD video tours, FaceTime walkthroughs, detailed inspection coverage, drone footage of lot and surroundings, and can sign all documents via DocuSign. Final pre-closing walk-throughs can be done via video. Most remote buyers visit Austin once during the option period for final verification, but full sight-unseen transactions are possible.

Austin luxury buyers typically put down 20-30% on financed purchases. Jumbo loan requirements (over $766,550 in Travis County for 2026) often require higher down payments. Some luxury buyers use 40-50% down to achieve better rates or avoid jumbo-loan constraints. Cash purchases represent 35-40% of Austin luxury transactions above $2M. Keenan Group works with mortgage brokers who specialize in jumbo financing and can structure creative financing for unique situations.

Austin property tax rates run 1.92-2.15% combined depending on the taxing district (ISD, city, county, ESD, PID/MUD overlays). Texas has no state income tax, so property tax bears more of the public funding burden. On a $2M home, expect annual property tax of $38,400-$43,000 before homestead exemption. File your homestead exemption after closing to save approximately 25% on the school district portion. Tax rates are set annually — verify current rates on Travis CAD before closing.