Living Local with Carrie Beamer

Your Local Real Estate NewsletterAugust 2026

Fresh Routines, Smart Moves

August in Central Texas is that in-between month: summer is still very much showing off, but routines are beginning to shift. The housing market is moving, too. Year-to-date sales are up, pending activity remains strong, and buyers still have room to negotiate strategically.

Whether you are wrapping up a home project, settling into a new schedule, or quietly considering a move before year-end, this is a smart month to get clear on your options. No pressure—just good information and a solid plan, because guessing is not a strategy.

Buyers

Build the search around your comfortable monthly payment, then compare rate options, seller concessions, taxes, insurance, and HOA or district fees.

Sellers

Homes that launch clean, well-presented, and correctly priced are better positioned to earn attention. The market will notice the details—and it will also notice when they are skipped.

Everyone

Local numbers matter more than national noise. A neighborhood-level strategy can look very different from a headline.

What's Inside This Issue

  • Central Texas market update
  • August homeowner checklist
  • Important regional water notice
  • August events in Travis and Williamson Counties
  • Peach Tomato Caprese recipe
  • New construction vs. resale buyer brief

Carrie Beamer, REALTOR®
GRI, ABR, SRS, SRES, RENE, PSA
512-888-9604
[email protected]
www.carriebeamer.com
Brokered by Real Broker, LLC

Central Texas Market Update

June & Mid-Year 2026

Central Texas is showing more transaction activity without returning to a frantic market. Rising pending sales suggest continued buyer demand, while moderate inventory and close-to-list ratios leave room for smart negotiations. Buyers should be prepared but selective. Sellers should price for today's competition—not yesterday's expectations.

Austin–Round Rock–San Marcos MSA | June 2026

2,961

Homes Sold

+0.6% year over year

$450K

Median Sales Price

+1.1% year over year

2,994

Pending Sales

+13.2% year over year

13,245

Active Listings

-14.8% year over year

4.4

Months of Inventory

1.0 month lower than June 2025

93.9%

Avg Close-to-List

Price ratio, June 2026

First Half of 2026 — MSA Summary

15,698

Homes sold — up 4.8%

$425,000

Median sales price — down 2.4%

17,461

Pending sales — up 9.8%

Travis County | June 2026

1,389 Homes Sold

+6.7% year over year

$542,000 Median Price

+4.0% year over year

1,356 Pending Sales

+16.7% year over year

6,439 Active Listings

-17.7% | 4.7 months inventory

First-half sales were up 6.5%; the first-half median price was $499,900, down 2.0%.

Williamson County | June 2026

1,001 Homes Sold

+4.3% year over year

$426,800 Median Price

+0.5% year over year

1,037 Pending Sales

+14.5% year over year

3,999 Active Listings

-14.0% | 3.7 months inventory

First-half sales were up 7.0%; the first-half median price was $408,000, down 2.9%.

Source: Unlock MLS, June & Mid-Year 2026 Central Texas Housing Report. MLS-only data. unlockmls.com

CARRIE BEAMER • 512-888-9604 • CARRIEBEAMER.COM

August Homeowner Page

August Maintenance Checklist

Clean the Dryer Vent

Clear lint from the full exhaust line and exterior hood. A clogged vent can increase drying time and create a fire risk.

Test the Garage Door

Check the auto-reverse safety feature and lubricate hinges and rollers according to the manufacturer's directions.

Refrigerator Reset

Vacuum accessible condenser coils and inspect door seals so the appliance does not work overtime in the Texas heat.

Look Into the Attic

Check for moisture, blocked vents, insulation gaps, or signs of pests. Use a qualified professional if access is unsafe.

Check Drainage Paths

Clear exterior drains and downspout exits, and confirm water flows away from the foundation before late-summer storms arrive.

Seasonal Recipe: Peach Tomato Caprese

Serves 6Prep: ~15 minutes

Ingredients

  • 3 large tomatoes, sliced
  • 1 pound fresh mozzarella, sliced
  • 2 ripe peaches, sliced
  • 1 small seedless cucumber, sliced
  • 1/2 cup cherry or grape tomatoes, halved
  • 1/4 cup thinly sliced red onion
  • 1/3 cup fresh basil leaves
  • Salt and black pepper
  • Balsamic glaze

Directions

Arrange the tomatoes, mozzarella, peaches, cucumber, cherry tomatoes, red onion, and basil on a platter. Season lightly, drizzle with balsamic glaze, and serve immediately. Summer on a plate—zero oven drama.

Recipe inspiration: twopeasandtheirpod.com

Georgetown, Round Rock, Cedar Park, Leander, and Liberty Hill are coordinating temporary water-system maintenance that switches disinfection from chloramine to free chlorine. Georgetown lists August 3–September 3; Round Rock lists August 3–31; nearby participating cities expect about one month.

Taste & Appearance

A stronger chlorine taste or smell—and brief discoloration during flushing—may occur. City utilities report the water remains within drinking-water standards and is safe for ordinary use.

Aquariums & Ponds

Aquarium and pond water must be treated with a conditioner that removes both chlorine and chloramine.

Dialysis Systems

Dialysis treatment systems require appropriate disinfectant removal. Consult your provider.

If Water Discolors

Run a cold-water tap until it clears and contact your utility if the issue continues.

Check your city's notice: Georgetown | Round Rock | Cedar Park | Leander

CARRIE BEAMER • 512-888-9604 • CARRIEBEAMER.COM

August Local Events

Williamson County

Blazin' Beer Crawl | Georgetown

August 1 | 1–4 p.m. | Historic Georgetown Square, 710 S. Main Street
A self-paced tasting crawl through participating downtown businesses. Ages 21+ with valid ID. $30 general admission; $70 VIP.
Tickets & details

National Night Out | Cedar Park

August 4 | 6–9 p.m. | Lakeline Park
Games, live music, food, and a chance to meet Cedar Park public-safety teams and neighbors. Free.
Details

Round Rock Summer Arts Fest

August 7, noon–9 p.m.; August 8, 9 a.m.–9 p.m.; August 9, 9 a.m.–3 p.m. | Downtown Round Rock
Artists, makers, demonstrations, live performances, food, and interactive creative experiences. Free admission.
Details

Cedar Park Rodeo

August 7–8 | 7:30 p.m. | H-E-B Center, 2100 Avenue of the Stars
Professional rodeo events, mutton bustin', barrel racing, roping, and more. Ticket prices vary; parking is additional.
Tickets & details

Second Saturday Market Days | Georgetown

August 8 | 9 a.m.–3 p.m. | Georgetown Square, 103 W. 7th Street
Browse arts, crafts, jewelry, clothing, food, collectibles, and live music. Free admission.
Details

Travis County

Coffee & Pfuel Car Meet-Up | Pflugerville

August 1 | 9–11 a.m. | Downtown Pflugerville, 100 E. Main Street
A casual morning car meet in downtown Pflugerville. Free.
Details

Pfloating Movie Night | Pflugerville

August 7 | Movie begins around 8:45 p.m. | Scott B. Mentzer Pool, 901 Old Austin Hutto Road
Watch a movie from the pool or deck. $7 per person; $4 with proof of same-day pool entry; ages 2 and under free.
Details

Rock the Block: Tex Zep | Pflugerville

August 21 | 8–10 p.m. | Downtown Pflugerville, 100 E. Main Street
Outdoor classic and hard-rock tribute concert featuring Tex Zep. Free.
Details

PBR Gambler Days | Austin

August 21–23 | Moody Center, 2001 Robert Dedman Drive
Three days of Austin Gamblers team bull riding, concerts, a western lifestyle expo, and entertainment. Ticket prices vary.
Tickets & details

Austin Pride Festival + Parade

August 22 | Festival at Fiesta Gardens; parade at 8 p.m. on Congress Avenue
Live entertainment, local vendors, food, community organizations, and the evening parade. The parade is free; check the organizer for festival ticket information.
Details

Event details can change. Confirm times, admission, parking, and weather policies with the organizer before heading out.

CARRIE BEAMER • 512-888-9604 • CARRIEBEAMER.COM

Buyer Brief: New Construction vs. Resale

Compare the Whole Picture

The better choice is not automatically "new" or "resale." It is the home that fits your budget, timing, location, and priorities without creating surprises later. Cute finishes are lovely; a well-tested plan is even better.

Upfront Opportunity

New construction: Builder incentives may help with closing costs, rate programs, or design selections. Confirm which lender or title-company requirements apply.
Resale: Buyers may negotiate price, repairs, closing-cost contributions, or other contract terms based on property condition and seller priorities.

The True Monthly Cost

Compare principal, interest, taxes, insurance, HOA dues, and any MUD, PID, or other district assessments. For a newly built home, the future tax bill may rise after the completed home is fully assessed—so do not build a budget from a land-only tax estimate.

Timing

New construction: Completion dates can move because of weather, labor, inspections, or materials. Rate-lock planning matters.
Resale: Contract dates are generally more defined, but inspections, appraisal, financing, and title still shape the timeline.

Condition and Inspections

A builder warranty is helpful, but it does not replace independent inspections. Resale homes may show more wear, yet buyers can evaluate established systems, repair history, and current condition before closing.

Community and Lot

New communities may offer modern plans and growing amenities, while resale neighborhoods may offer established landscaping, mature streetscapes, and existing nearby services. Compare commute, lot placement, future development, and daily routine—not just the model-home sparkle.

Representation Matters

The builder's sales consultant represents the builder. A buyer can have independent real estate representation, and the best time to involve that agent is before the first builder visit or registration.

Thinking about buying, selling, or building? Let's create a strategy that fits your next chapter.

Carrie Beamer, REALTOR®

GRI, ABR, SRS, SRES, RENE, PSA
512-888-9604
[email protected]
www.carriebeamer.com
Brokered by Real Broker, LLC

CARRIE BEAMER • 512-888-9604 • CARRIEBEAMER.COM