Living Local with Carrie Beamer

Your Local Real Estate NewsletterSeptember 2026

Market Adjusts, Opportunities Remain

September in Central Texas brings a welcome shift in the air—and in the market. August home sales across the Austin-Round Rock-San Marcos MSA declined 7.3% year over year to 2,501 sales, with the median price at $412,000—down 6.4% from a year ago. Pending sales, however, rose 1.5%, signaling continued underlying demand even as affordability and rate pressures weigh on closings.

Whether you are ready to make a move this fall or simply want to understand where things stand, this is a good time 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 2026 data)
  • September homeowner checklist
  • Important regional water notice
  • September 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

August 2026

Sales activity softened in August across Central Texas as elevated mortgage rates and broader economic headwinds weighed on closings. Residential home sales declined 7.3% year over year, and the median price dipped 6.4%. However, pending sales rose 1.5%—a sign that underlying demand remains. Buyers should be prepared and selective. Sellers should price for today's competition, not yesterday's expectations.

Austin–Round Rock–San Marcos MSA | August 2026

2,501

Homes Sold

-7.3% year over year

$412,000

Median Sales Price

-6.4% year over year

$1.4B

Sales Dollar Volume

-11.1% year over year

Travis County | August 2026

845 Homes Sold

-9.5% year over year

$570,000 Median Price

-6.4% year over year

Williamson County | August 2026

573 Homes Sold

-4.1% year over year

$410,000 Median Price

-5.9% year over year

Source: Unlock MLS, August 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: Brown Butter Apple Crisp

Serves 8Prep: 20 minBake: 45 min

Ingredients

  • 5 medium apples (Honeycrisp or Granny Smith), peeled and sliced
  • 1 tablespoon lemon juice
  • 2 tablespoons granulated sugar
  • 1 teaspoon cinnamon, divided
  • 1 cup old-fashioned rolled oats
  • 1/2 cup all-purpose flour
  • 1/2 cup packed brown sugar
  • 1/4 teaspoon nutmeg
  • 1/4 teaspoon salt
  • 6 tablespoons unsalted butter, browned and slightly cooled
  • Vanilla ice cream or whipped cream, for serving

Directions

Preheat oven to 350°F. Toss apple slices with lemon juice, granulated sugar, and 1/2 teaspoon cinnamon. Spread into a greased 9×13 baking dish. In a bowl, combine oats, flour, brown sugar, remaining cinnamon, nutmeg, and salt. Drizzle in the brown butter and mix until crumbly. Spread topping evenly over apples. Bake 40–45 minutes until golden and bubbling. Serve warm. Fall in a dish—no argument from anyone at the table.

Governor Abbott declared a state disaster for Travis County following the July 2026 severe storms and flash flooding. A temporary property tax exemption is available for homes with at least 15% damage. The deadline to apply is October 27, 2026. Visit Texas.gov/PropertyTaxes to find your local property tax database and confirm eligibility.

Check your county's notice: Travis County | Texas Comptroller Disaster Relief

On September 2, 2026, the Governor directed the Texas Department of Insurance to act on rising homeowners premiums — which have climbed 79% statewide since 2020, averaging over $3,500 annually. If your mortgage payment went up without a rate change, your escrow account likely absorbed a higher insurance premium. Now is a good time to re-shop your policy, review your deductible, or reduce risk factors on your home. TDI recommendations are due September 14, 2026.

Learn more: Texas Department of Insurance | Austin Home Insurance Guide

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

September & October Local Events

Williamson County

Sweet Eats Fall Festival | Georgetown

September 19 – November 8 | 9 a.m.–2 p.m. daily | 14400 E State Hwy 29, Georgetown
A 4.5-acre themed corn maze, apple cannons, daily pig races, pumpkin patch with 40+ varieties, wagon rides, pony rides, petting zoo, and Friday/Saturday night fireworks throughout October. General admission $19.95–$24.95; pumpkin patch only $5 online/$10 at gate.
Tickets & details

Round Rock Pumpkin Festival

October 2–31 | Fri–Mon, 10 a.m.–7 p.m. | Old Settlers Park, Round Rock
Fall festival built around historic Pioneer Cabins with thousands of pumpkins, bouncy houses, a corn pit, face painting, farm animals, barrel train, funnel cakes, and more. Pet-friendly (leash required).
Details

Autumn Art Stroll | Georgetown

October 16 | 4–8 p.m. | Downtown Georgetown Cultural District, 816 S. Main Street
Interactive arts experiences across downtown venues — artist demonstrations, live music, history exhibits, and art shopping. Ends with a live Central Texas Philharmonic performance and silent screening of Phantom of the Opera. Free.
Details

Round Rock Diwali Festival

October 24 | 2–10 p.m. | Centennial Plaza, 301 W. Bagdad Ave, Round Rock
The 10th anniversary of Central Texas's largest Diwali celebration — 12,000+ attendees, 1,000+ performers, Bollywood fashion show, Rangoli competition, Indian street food, kids' workshops, and a diya lighting by the Mayor. Free entry and parking.
Details

Georgetown Trick or Treat Trail

October 29 | 5–7 p.m. | San Gabriel Park, 445 E. Morrow St., Georgetown
Candy, games, arts and crafts, Touch-A-Truck, food trucks, and a costume contest by age group. Movie at the Legacy Pavilion at 7 p.m. Free.
Details

Travis County

Library Con | Pflugerville

September 26 | 10 a.m.–6 p.m. | Pflugerville Public Library, 1008 W. Pfluger Street
The 10th annual pop culture convention with panels, cosplay, crafts, gaming, comic authors, voice actors, and cosplay contest for teens and adults. Free.
Details

Pumpkin Nights | Austin

September 17 – October 31 | Opens 6 p.m. | Pioneer Farms, Austin
A half-mile illuminated trail through ten immersive pumpkin "Lands" featuring 7,500+ hand-carved pumpkins, a live fire show, festive food, and games. Weekday tickets $22–$26 adults; weekend $32–$36. Tickets must be purchased online in advance.
Tickets & details

Austin Oktoberfest

October 10 | 11 a.m.–7 p.m. | German Free School, 507 E. 10th Street, Austin
Austin's longest-running authentic Oktoberfest in the historic 1857 German Free School gardens. Paulaner and Hacker-Pschorr beer, traditional German food, live music all day (Bushy Creek Band, Walburg Boys, Yodel Blitz), and family activities.
Details

Deutschen Pfest — 50th Anniversary | Pflugerville

October 16–17 | Fri 5–11 p.m., Sat 10 a.m.–11 p.m. | Pfluger Park, 515 City Park Rd, Pflugerville
Pflugerville's longest-running community tradition celebrates 50 years of Texas-German culture with live music, carnival rides, food, stein-hoisting competitions, and shopping booths. Free.
Details

Star Party at 1849 Park | Pflugerville

October 2 | 7:30–10:30 p.m. | 1849 Park, 16430 Cameron Rd, Pflugerville
The Austin Astronomical Society invites the public to view planets, galaxies, nebulae, and star clusters through telescopes. No registration required. Free.
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