Tucker Cummings - ATX Realty Solutions

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Tucker Cummings - ATX Realty Solutions Helping families & buyers relocate to North Austin 🏡 Honest, data-driven guidance backed by personal experience. Expert in Hutto, Round Rock & Georgetown homes.

Ready to move to Austin? Let’s chat today!

10/26/2026

For Austin homeowners thinking about selling: the median home price peaked at $550,000 in May 2022, and today it's $435,000.

Plenty of sellers are still pricing off what their neighbors got at the top. That gap is where price cuts start showing up.

Comment GUIDE and I'll send you the Austin Relocation Guide.

10/25/2026

For Austin buyers and sellers: what months of inventory means right now, and why Georgetown is sitting at over 6 months of supply.

Months of inventory sounds boring, but it tells you fast how much room a buyer has to negotiate.

All it means is how long it would take to sell everything on the market right now at the current sales pace.

When inventory is low, sellers have more leverage and good homes move faster. As it climbs, buyers get breathing room. You can compare homes and take your time instead of jumping on the first decent option.

Right now across the Austin metro, buyers have quite a bit of room to shop around. Georgetown has over a thousand active homes for sale.

For sellers, that changes the math. Price 10% above your closest competition and a buyer can just drive 5 minutes down the road.

Great photos and ads won't fix a price that's off. You end up funneling buyers through your house and into your neighbor's, 4 doors down, for less money.

Comment GUIDE and I'll send you the Austin Relocation Guide.

10/25/2026

For buyers trying to figure out what a house is actually worth, here's the order I check things in.

Closed sales first. Then pending sales, which show what buyers are doing right now. Then the active homes this seller is competing against today.

Comment GUIDE and I'll send you the Austin Relocation Guide.

10/23/2026

If you're touring homes in Austin, here's how to read a home's price history before you decide if the asking price is realistic.

Pull the price history before you ever walk through the front door.

You want the original price, the current price, every price cut, and when each one happened.

The timing matters. A seller who cut the price yesterday is getting fresh feedback and adjusting. A seller who cut it 4 months ago, cut it again, and is still sitting there is in a different spot.

There's no magic number of days where a house becomes overpriced. Different Austin neighborhoods move at different speeds, and condos don't behave like single-family homes.

So compare the house to the homes it's competing against. Right now homes are averaging 48 days to sell, up from 32 days a year earlier.

If those homes are selling and this one keeps sitting at the same price, it doesn't mean the house is bad. It means the seller hasn't made the adjustment buyers are looking for yet, and that matters when you write an offer.

Comment GUIDE and I'll send you the Austin Relocation Guide.

10/15/2026

Buying in a master plan community? Here's what a PID is and how it stacks with a MUD and your HOA dues.

A MUD and a PID, or public improvement district. Different paperwork, same problem: another line on the bill you didn't plan for.

Comment GUIDE and I'll send you the Austin Relocation Guide.

10/15/2026

Texas homeowners: the county's value on your home is an estimate, and here's why that means you can protest it.

The value the county puts on your home isn't a record of what actually changed hands.

It's built from the data the county can gather, plus whatever purchase prices homeowners voluntarily send in.

Mail your purchase price back and you've handed the county exactly what it needed to value your house.

A number somebody guessed at is a number you can argue down. That's where the protest process comes in.

Once a year a letter lands in your mailbox with the county's estimate of what your home is worth.

Many people sigh, pay the bill and move on. The ones who know how the system works grab a pen.

It's one of the most overlooked tools Texas homeowners have.

Comment GUIDE and I'll send you the Austin Relocation Guide.

10/14/2026

Homeowners and buyers: property tax is the one big cost of a home you can push back on, and almost nobody does.

Protest the value, use the exemptions, and an address that looked out of reach can be one you keep for a decade.

Comment GUIDE and I'll send you the Austin Relocation Guide.

10/14/2026

Just bought a home in Texas? You're not required to tell the appraisal district what you paid for it.

Tax Code Section 22.27 and Government Code Section 552.149 say you don't have to hand the appraisal district your price. No penalty for leaving it blank.

Comment GUIDE and I'll send you the Austin Relocation Guide.

10/13/2026

Texas homeowners: here's what a property tax protest is worth and when the deadline hits every year.

About half the people who protest get a lower valuation. The deadline is May 15th or 30 days after your notice, whichever is later.

Comment GUIDE and I'll send you the Austin Relocation Guide.

10/13/2026

Moving to Texas? The 10% property tax cap doesn't start right away, and that gap year is where transplants get burned.

Texas has a 10% cap. It stops the taxable value of your home from jumping more than 10% in a single year.

That sounds like a gift, and it is. The cap belongs to the owner, though, and it doesn't come with the house.

It only exists once you file your homestead exemption.

And it doesn't kick in until January 1st of the year after you first qualify.

So there's a built-in gap year where you're standing there with no cap at all.

For transplants, it's the most expensive tax mistake in Texas, and it all comes down to the calendar.

If you're relocating, put that gap year on your radar before you close.

Comment GUIDE and I'll send you the Austin Relocation Guide.

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