1. THE HEADLINE TAKEAWAY Austin has more homes to choose from and more room to negotiate than it has in years - but two new employer announcements mean that window may not stay open long. 2. EMAIL NEWSLETTER VERSION Subject: Austin's market just handed buyers some leverage Alt 1: Why Austin sellers are pricing more carefully this month Alt 2: The Austin market update that actually matters Alt 3: 38 days, 3.4 months of supply - what it means for you Homes in Austin are sitting for 38 days on average now, up from 29 a year ago, and there are 19% more homes to choose from. For buyers, that means less pressure to waive contingencies and more room to negotiate on price or repairs. For sellers, it means pricing accurately from day one matters more than it did last year - homes priced right are still selling at 97.3% of list, but overpriced listings are the ones sitting. One thing worth watching: two major employers just announced Austin expansions bringing roughly 2,000 jobs over the next 18 months, which historically tightens inventory within two to three quarters. If you've been waiting for more breathing room, this may be it - but probably not for long. Questions about your specific situation? Just reply. 3. SOCIAL CAROUSEL Slide 1: Austin inventory is up 19% year over year. Slide 2: That means more choices and more negotiating room for buyers right now. Slide 3: Homes are taking 38 days to sell on average, up from 29 last year. Slide 4: But priced-right homes are still selling near full price - 97.3% of list. Slide 5: Two major employers just announced Austin expansions - about 2,000 new jobs. Slide 6: New jobs historically tighten inventory within two to three quarters. Slide 7: This window for buyers may be temporary. Want the full breakdown? DM me. 4. 60-SECOND VIDEO SCRIPT Austin's market just shifted in buyers' favor. (pause) Inventory is up 19% from last year, and homes are taking about a week longer to sell. (pause) That's real negotiating room if you've been priced out before. (pause) But here's the catch: two big employers just announced Austin expansions - about 2,000 jobs coming over the next year and a half. (pause) That kind of job growth usually tightens the market back up within two or three quarters. (pause) So if you've been waiting for more room to breathe, this might be your window. One takeaway: don't wait too long to test it. 5. THE ONE THING MOST AGENTS WILL MISS Most agents will report the softening numbers and stop there. The sharper read is pairing days-on-market data with employer announcements - job growth typically shows up in inventory tightening two to three quarters later, which means the current buyer-friendly window has a rough expiration date, not an indefinite one.