Paul Smith - Realtor
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Partner of Twelve Rivers Realty | Austin, Texas REALTOR®, GRI | Whether you're buying, selling or leasing – let me show you everything Austin has to offer!
12@12 Rivers is LIVE tomorrow. Wednesday, 9/23 at noon CT.
Tune in tomorrow at noon CT.
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You just watched the jobs number: 23,800 added this year, second fastest of any top 50 metro in the country. Good, but a stat like that doesn't calm anyone down when the price on their own street just dropped.
Here's the one that actually should. Austin's unemployment rate sits at 4% right now. Texas is at 4.8%. The nation is at 4.4%. The two things you need for strong Real Estate Fundamentals. Jobs and People and Austin is leading the charge at adding them both.
I said it myself in the video: if the cost of capital drops, prices jump. I track that shift every single week, before it shows up anywhere else.
Full episode of 12 at 12 Rivers on my page.
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12@12 Rivers is LIVE tomorrow. Wednesday, 9/16 at noon CT.
Tune in tomorrow at noon CT.
I had two identical homes hit the market this year. Same builder, same floor plan, same street.
One buyer closed in March at the top of the market. The other buyer is getting the exact same house for $140,000 less right now.
Everybody quotes "be greedy when others are fearful." Almost nobody actually does it.
Want to run the numbers on your own situation? Send me a DM.
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Been seeing this same split for weeks now. Still going.
Where you fall on that split changes everything about how you should be thinking about buying or selling right now.
Full breakdown in the latest 12 at 12 Rivers on my page.
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I keep getting asked if Austin's still dropping.
We just hit a number I haven't seen in a long time, and at the end of the day, that's worth paying attention to.
If you've been sitting on the sidelines waiting for the bottom... might already be here.
Full episode of 12 at 12 Rivers on my page.
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12@12 Rivers. Wednesday, August 26, at noon CT.
See you there.
08/18/2026
Stacy Lane under $1.05m?
2,300 sq ft, modern farmhouse, built 2023 by Patriot Builders. Chef's kitchen, glass garage door, primary suite with soaking tub and separate walk-in shower, private covered balcony.
3 bed / 3.5 bath. Every bedroom has its own full bath, rare at this price point.
Walk to South First. Minutes to South Congress and downtown.
2711 Stacy Ln #1 | Austin, TX 78704
$1,025,000 · 3 bed · 3.5 bath · 2,300 sq ft
DM me if you want to see it before someone else does.
#78704
08/15/2026
Austin real estate looks very different than it did at the peak in 2022.
Prices have adjusted. Inventory has risen. Why demand shifted. But Austin has continued adding people and jobs.
So where does that leave the market in 2026—and what happens next? I broke it all down in my latest Austin Market Update.
DM or comment “MARKET” and I’ll send you the full 22-slide deck.
"Insider Trading is legal...In Real Estate." I had the pleasure of talking about the real estate market with the analysts from . Knowledge is power, and having access to information before the public is the arbitrage.
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700 Rio Grande Street
Austin, TX
78701