The Gibbs Team

512-431-2403

Mary Lynne Gibbs

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ATX Market Update

Earlier this year, the Austin MLS reached the highest number of active listings in history. Even with mortgage rates above 6.5 percent, it has been a buyer’s market.

In July 2025, Austin home prices increased by 2.3% compared to the same month the previous year, selling for a median price of $555,000. On average, homes in Austin sell after 61 days on the market compared to 55 days last year. There were 776 homes sold in July this year, down from 806 last year.

While the Federal Reserve’s short-term rates may decline, overall long-term rates are likely to remain elevated compared to pandemic-era lows. 30-year mortgage rates are projected to remain above 6% through 2025 and into 2026.

image source = Independence Title
Potential sellers should be prepared; any decrease in mortgage rates could enhance the appeal of their properties and improve buyers’ loan qualifications. The map above illustrates year-over-year median prices, which are finally showing more yellow and orange than any of the previous maps we have shared this year.
 
As of late August 2025, rates have leveled off, with some sources noting they are at their lowest in about 10 months. This is excellent news for buyers and sellers!

If you have friends or family considering a move to Austin, we would be delighted to assist them personally.
– Mary Lynne Gibbs, 512-431-2403.

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Beat the Heat in Style With These Swimming Pool Designs

When temperatures soar, theres no better way to cool off than taking a dip in the pool. For many high-end homebuyers, a swimming pool is an essential feature that theyre not willing to live without. If youre thinking of adding one to your property, there are tons of different design details to take into consideration. One thats always in-demand is the infinity edge pool, but going beyond that, there are plenty of other exciting features.

Here are just a few fun ideas to design the perfect swimming area for your home:

Walk-In Entry
Also known as a beach entry or zero entry, walk-in swimming pools have a gradual slope so you can ease into the water just like youre at the beach. Ideal for kids who like to splash around or grandparents who might have difficulty on steps, walk-in pools can also include built-in lounge chairs for the perfect spot to soak up rays while staying cool.

Swim-Up Bar
If youre an avid entertainer, a swim-up bar might be in store. All it really takes is a couple of bar stools built into the pool with a raised counter along the edge, but it works best if you can incorporate a sunken barbecue area or outdoor kitchen on the other side of the counter. That way, youll have yourself the ultimate backyard paradise.

Waterfall Feature
Whether its a nature-inspired waterfall or an artistic fountain, having a feature of this sort provides a true spa-like experience. In addition to the dramatic visual appeal, the relaxing sound of cascading water makes your swimming pool a veritable private oasis.

Inset Hot Tub
If youre going to have a swimming pool, why not include a hot tub? Inset hot tubs make for a seamless transition between the two, making it appear as if theyre practically connected. You can easily move between hot and cold with a stunning design that leaves nothing to be desired.

Lights and Music
You and the kids could have fun in the pool at all hours by adding colorful lights and underwater music. Or, if you need a spot to unwind, you can use calming colors and tranquil tunes for a relaxing multi-sensory experience while youre floating.

Published with permission from RISMedia.

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Austin (Northwest)

Would you like to live in the beauty of The Hill Country and still have an Austin address? Northwest Austin could be the area for you. Our featured communities in this area include The Hills of Lakeway, Sweetwater, The Summit, and Inverness.

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How to Fake a Clean Home in 15 Minutes

We’ve all been there: guests are scheduled to arrive in 15 minutes, but you got caught up, and the house is still a mess. Here are seven ways to fake that clean home, fast:

All hands on deck. If you’re lucky enough to have family members or roommates around, ask them to pitch in. Divvy up rooms to declutter and tidy. If you don’t have any helping hands, you’ll just have to continue to the next steps, solo.

Focus on trafficked areas. Since time is short, make sure to focus on rooms your guests will frequent, like the living room, kitchen and bathroom. The entryway is also important, as it’s the first thing your guests will see, so hang the jackets, straighten those shoes and stash that mail stack.

Freshen air. As you begin to clean, throw open the windows to let fresh air in. Too cold for open windows? Light a mildly scented candle or spray odor neutralizer.

Declutter. Run through your high traffic areas and remove clutter. Piles of mail, shoes on the floor, blankets unfolded and errant clothes all need to be stashed. If you don’t have time to put things where they belong, do a tornado sweep with a laundry basket, nabbing all out-of-place items to rehome when you have more time. Simply stash your full basket in a hidden area, like a closet or laundry room.

Tidy. Now that the clutter is gone, tidy tables and counters to make your space look open and clean. Stack those magazines in an orderly pile, arrange the remotes, put away those drying dishes and take out the trash.

Wipe down. Head to the kitchen and bathroom with a rag and disinfectant and wipe down counters, mirrors and toilets that your guests might encounter.

Vacuum. Now that your surfaces are fully clean, run a vacuum over the floors (and furniture!) to pick up pet hair and dirt. Nothing says “clean home” like vacuum lines on the carpet, so fake it until you make it.

Published with permission from RISMedia.

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3 Tips for Ditching Coffee

Looking to kick the caffeine? While a moderate amount of the buzzy stuff has been shown to have heart benefits, it’s easy to overdo it or find yourself addicted to that morning jolt. If you’re looking to slay your latte habit, consider the following tips.

Time it right. Quitting anything you’re addicted to is challenging, and coffee is no exception. Choose a time that will support your withdrawal. The Monday your big work project is due? Not the best time.A long weekend is a great time to begin so that you can distract yourself or, at worst, lay down with that 3 p.m. headache.

Find a suitable substitution. If you don’t want to quit cold turkey, you can find a substitution. Some people like to guzzle tea, water, or even decaf coffee as they wean themselves off that fresh brew. A more overlooked substitution is raw cacao. Sold in many grocery stores and available online, cacao nibs pack a caffeine punch that can help wean you slowly off the java juice. Warning: They’re bitter, and some people enjoy them more than others.

Warn everyone. Make sure to tell your friends, partner, and close colleagues you’re cutting coffee. This way, they can support you by nixing that afternoon coffee invite, and they’ll understand if you’re a bit groggy or snippy for the first few days.Interested in housing and real estate tips? Feel free to contact me directly.

Published with permission from RISMedia.