The Gibbs Team

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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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Screen Maintenance: A Guide for New Homeowners

If youre a new homeowner, this may be your first summer in your new house, and one of the things you should be doing to take advantage of the warmer weather is replacing your glass windows with window screens, and adding screen doors to your entryways.

There are myriad advantages. First, they can limit sunlight and heat gain, which will lessen sun damage to furniture and floors, plus keep cooling costs at bay. They also allow plenty of fresh air, yet protect from bugs or debris getting into the house. Plus, an open window with a screen will allow far less water in during a downpour than one without a screen.

For those who purchased in the fall or winter, you may not have even thought of this, but the screens could be stored in the basement or garage. Its rare for a home seller to take the screens with them, so they are most likely around.

Always start by cleaning the screens before putting them up. Simply spray them down with a hose before putting them in the windows and use some laundry cleaner to get out any tough dirt that may have built up. Once the screens are in for the season, use a duster to remove dirt or vacuum with the brush attachment to lightly go over the surface.

If you notice a small tear on the screen, that doesnt necessarily mean you need a new one. Your local hardware store should have screen patch kits, and the mend is as simple as adhering it to the problem spot. A really small hole can be fixed simply by using clear-drying glue.

For those who do need a new screen, its not too expensive to replace but be aware there are lots of options. Window screenscan be made of aluminum, fiberglass, metal wire, nylon or polyester, and depending on where in the home youll be adding them, different options work best for different rooms. Fiberglass is usually recommended for the main rooms of the house.

When its time to take out the screens come fall, place a piece of masking tape or other label on each one identifying what window it goes in (such as play room), so when its time to repeat next year, theres no confusion.

Published with permission from RISMedia.