Understanding the Real Estate Market

Determining a Buyer’s, Seller’s, or Balanced Market Condition

  • The Absorption Rate & Current Inventory are good indicators of whether we are in a buyer’s or seller’s market.
  • In general, less than 3 months of inventory indicates a seller’s market & more than 6 months of inventory indicates a buyer’s market. 3 to 6 months of inventory indicates a balanced market.
  • When in a seller’s market, you have the luxury of pricing slightly high, because buyer’s have a lack of selection.
  • When in a buyer’s market, it makes sense to price competitively, because buyer’s have many options.


Calculating Absorption Rate & Inventory

Absorption Rate = # Solds / # of Months
Absorption Rate is the average # of sold properties per month

Months of Inventory = # of Properties on the Market / Absorption Rate
Inventory is how long it would take for all current properties to sell, given the current Absorption Rate.

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After we decided to move to Texas from California, we needed a realtor we could rely on to understand our family’s needs and help us navigate a new area from a distance. We first met Tracey when visiting Austin and requested to see a home she was listing. She was immediately responsive and scheduled a showing around our scheduled while we were in town. While the house was not for us, we were so impressed by Tracey’s responsiveness, knowledge, and understanding of our circumstances that we asked her if she could be our realtor for our purchase. It was truly the best decision we ever could have made in this process, which took several months and had countless roadblocks along the way (such as our California home taking longer to sell than expected, inspection issues on the first house we made an offer on, etc.) She navigated each and every bump with poise and was instrumental in helping us keep our nerves and emotions in check through what turned out to be a much more challenging process than we ever imagined. At every step of the way, Tracey gave us her honest opinion, and never once tried to push us in any direction or try to “sell” us on a house. She truly understood our needs and made sure they were all met. We ended up in our dream home that we plan to live in for decades raising our three children. Without a doubt, we could not have done this without her, and she has made us into a forever client (and referral source). Seriously, if you are buying or selling a home, and you’re reading this review, you can look no further. Tracey is the best, period.

We were completely pleased with the service that Tracey provided. Tracey did everything she could think of to successfully market our property, even staging it a couple of different ways to get the right traffic. She helped every step of the way with any question we threw at her (and there were plenty!). She even repaired a leaky outside faucet while we were gone that she noticed on a showing, above and beyond the call of duty.

Tracey was a dream to work with! Very knowledgeable of our unique market and new how to negotiate on our behalf. She gave wise counsel throughout the entire process.

Tracey was excellent! She was always quick to respond and find answers for any questions that I had. I would recommend her to anyone in the Austin/ Lakeway area!

Tracey was great! She was very responsive, professional and thoughtful. She provided excellent guidance on multiple aspects of the process including pricing and negotiating. We will use Tracey again if we ever move and highly recommend her.

We bought our house with Tracey and sold it with her a few years later. Both times we were impressed with her knowledge, her communication, and her kindness. She made a huge process feel as easy as possible! We met other agents along the way and none compared to her- Tracey is truly the best!

Tracey is incredible! She helped us acquire our property in 2017 and just recently assisted us in selling. We currently reside out of Texas and she made this process so smooth (and dare I say enjoyable), even out of state. She truly went above and beyond to get our property sold. If you need a realtor in the Austin area she will NOT disappoint! 🙂

I cannot recommend Tracey Guttes highly enough! She has a broad and deep understanding of the local real estate market. She used her relationship with other realtors and builders to share properties that were coming soon to market. She gave me honest and insightful critiques of each property we looked at – and we looked at a lot of houses! She led me through the process with kindness and patience, expertly answering every one of my questions. After over five months of searching she helped me find the perfect home for my family, and then negotiated a final sales price below asking price. I believe it would be impossible to find a better, more qualified agent!

Elizabeth is an absolutely phenomenal realtor. She will make you feel like you are her only client. She’s also SUPER responsive by email/text. Go with her and you won’t regret it!!

Working with Meaghan Marks was a great experience! As a first time home buyer, I was oblivious to the process and she helped every step of the way. I would definitely use her again!

Prior to listing my house I was carefully guided on preparing the house to show at its best. We received immediate calls on the listing and sold the house in 2 days. Closing was a breeze. The experience could not have been better.

April was great, she made herself on a Sunday for a viewing and anytime of the day when we had any questions. As first time homeowners, she really helped make the buying process easier than expected. We felt she really wanted to help us get the home we really wanted and we did! She made sure we did everything we needed to get done on our end.

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