In the Austin Real Estate area the market shifts and changes on a weekly basis. In some areas entire inventories move in 30 - 90 days. In Round Rock and Cedar Park you can expect inventories to move in 60 - 150 days in todays market. However, the sale of any one property can effect the value of another. So, when is the best time to sell your home in Austin, Round Rock and Cedar Park? In general terms, from 2004 through 2012 the statistics point dramatically to the March through August Time frame. What is even more compelling is that the price per square foot accomplished during that time frame goes up as much as $8 per square foot in the spring and summer months. Over the last several years, the price per square foot received in March was $3 more than February, and the Price per square foot received in July was $4 -$8 more than February or January.
     However, there is a little more to this story. The next biggest factor is competition. OBVIOUSLY, if your house goes on the market and comparable properties are priced better...your home will not likely sell. So when you put your home on the market you must look closely at your competition to see if you are priced right. It might even be a good idea to get in the car and look at your competition so you don't make a mistake that can hurt you or even worse stigmatize your property. This is one of the huge benefits of having a local area specialist sell your home because they are much more in tune with the local market and the subtleties of market demand. 
    The final most important item to consider is condition of the property and how that affects competition. I have noticed that many properties that come on the market in the March - August time frame do not sell until the winter months when competition is reduced. Strangely enough, a poorly prepared home or a home with some deferred maintenance will often have to wait until the winter to sell. This is a very interesting because in the winter months the inventory sometime becomes very weak and filled with left-overs and the picked-over properties. SO it is much easier for a home to stand out from the crowd in the winter months. I have also noticed that in the winter months the only folks in the market are motivated buyers and sellers. This makes for easier transactions that feel much nicer and are much more win-win. These WINTER transactions are also easier to negotiate, less likely to fall off contract during inspection and more likely to close.
     Conclusion: If your home is in great condition and you want top dollar then seller during the March to August Time frame. If your home is not in perfect condition and needs some repair you may want to wait until the winter months to sell. A final note, I often see sellers panic in July as the summer comes to an end and they fear their home not selling. I see alot of homes sell for way too little every year. SELLERS BEWARE: every year I see homes go on the market in February at a price that is FAR TOO LOW for the anticipated rise in the market. The market shifts as much as $20,000 in one month and I rarely see professionals raise the value of their listings! Every year I watch sellers throw away as much as $30,000 on professionals who do not watch, test or remotely understand the market.
DON'T LOSE THIS KIND OF MONEY!$$. 

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