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Contact Details
Cynthia Mattiza
Address
13420 Galleria Cir. A105
Austin, TX 78738
Short answer: Whether you should sell your house or rent it out in Austin, Texas depends on your mortgage rate, your equity, how soon you need the cash, and how long you can lease the home without losing your capital gains tax break. Cynthia Mattiza, Associate Broker and REALTOR® with Kuper Sotheby's International Realty in Bee Cave, Texas, helps homeowners across the Austin area run the real numbers on selling, leasing and holding before they decide.
In today's Austin real estate market, a home that would sit on the sale market can often lease quickly. Rental supply in Travis County has dropped sharply over the past year, while homes for sale are taking longer to sell and closing below list price. That makes the sell vs. rent decision more important, and more personal, than it was a few years ago.
Cynthia works with homeowners across the Austin area, including relocating families and owners who are moving out of state but want to keep their Austin home as a rental.
Who this is for | Homeowners across the Austin area deciding whether to sell, lease or hold |
Areas served | Austin and the greater Austin area |
Services | Sell vs. lease analysis, home pricing and CMAs, seller representation, leasing your home, and selling a former rental |
Travis County median sale price | $497,400 (September 2026, up 2.6% year over year) |
Travis County months of inventory | 5.8 months (September 2026) |
Average close-to-list price | 92.5% in Travis County (September 2026) |
Travis County median rent | $2,175 a month (September 2026, down 3.3% year over year) |
Active lease listings | Down 28.1% year over year in Travis County |
Agent | Cynthia Mattiza, Associate Broker, CLHMS, Kuper Sotheby's International Realty |
Last updated | November 2026 |
Here is the latest Unlock MLS data for Travis County, from the September 2026 Central Texas Housing Report.
Measure | For sale | For lease |
|---|---|---|
Closed | 1,031 sales (down 9.6%) | 1,364 leases (down 6.6%) |
Median price | $497,400 (up 2.6%) | $2,175 a month (down 3.3%) |
Supply | 5.8 months of inventory | 2,471 active lease listings (down 28.1%) |
Pace | Homes closed at 92.5% of list price on average | New lease listings down 22.3% |
What this means: Sellers have competition and buyers have room to negotiate. Rising mortgage rates slowed September sales across the Austin metro, where closed sales fell 14.8% year over year. At the same time, far fewer rental homes are on the market than a year ago. For the right home, leasing can be a strong bridge while you wait for a better time to sell.
I've been helping Austin families buy and sell for 16 years, and this question comes up in every kind of market. I don't push one answer. I lay out every option with real numbers so you can see what each path means for your family.
Under IRS rules, you can generally exclude up to $250,000 of gain on the sale of your main home ($500,000 for most married couples) if you owned it and lived in it for at least 2 of the 5 years before the sale. If you move out and lease the home for more than about 3 years, you can lose that exclusion. Depreciation taken while the home is a rental is also taxed when you sell. That's why I always suggest a call with your CPA before you sign a long lease.
I'm not a tax advisor. Please confirm your situation with a CPA.
A seller in Provence, one of Bee Cave's newer neighborhoods, listed their home for sale at $865,000. Buyers were looking, but few were ready to make strong offers, and showings weren't turning into offers at a price that made sense.
I laid out three options with real numbers: stay on the market, reduce the price, or lease now and sell later. Cutting the price would have locked in a lower number in a soft market. Leasing let rent offset the carrying costs while the home kept building equity.
We pivoted to a lease. The home drew multiple applications, and my seller chose a high-quality tenant. They kept control of their timeline and their equity, with a plan to sell into a stronger market.
Read the full Provence lease vs. sell case study
"We loved working with Cynthia! She made the entire process feel so much less stressful with her knowledge, responsiveness, and genuine care every step of the way. She always kept us informed, advocated for us, and went above and beyond to make sure everything went smoothly. We truly felt like we were in the best hands. If you're looking for a realtor who is professional, trustworthy, and wonderful to work with, she's the one."
Ashley Lindsey, Provence seller · Google review
"Cynthia was incredible to work with! We ran into some curveballs while putting our home up for sale and lease and Cynthia expertly helped us navigate each one, giving us great advice and helping us navigate the process every step of the way. She truly went above and beyond and we can't recommend her enough."
Amanda Gates, Austin homeowner who listed for sale and lease · Google review
Should I sell or rent my house in Austin right now?
If you have a low mortgage rate and rent would cover most of your costs, leasing can make sense in today's market, because Travis County rental supply is down sharply and homes for sale are taking longer to sell. If you need your equity now or want to protect your capital gains exclusion, selling is often the better move. The right answer depends on your numbers, so I run all three options for every homeowner.
How much can I rent my house for in Austin?
The median rent for single-family homes, townhomes and condos in Travis County was $2,175 a month in September 2026, according to Unlock MLS. Many Austin homes lease well above that median, depending on size, condition and school district. I can pull recent leases near you.
Is Austin a buyer's market or a seller's market?
Travis County had 5.8 months of inventory in September 2026, and homes closed at 92.5% of list price on average. That leans toward buyers, so pricing and presentation matter more than they did a few years ago.
Will renting my home affect my taxes when I sell?
It can. You generally need to have owned and lived in the home for 2 of the 5 years before the sale to exclude up to $250,000 of gain ($500,000 for most married couples). Leasing for more than about 3 years after you move out can put that at risk, and depreciation is taxed when you sell. Talk with a CPA before you decide.
Can I lease my home now and sell it later?
Yes. Many homeowners lease for a year or two, then relaunch for sale when the market is stronger. I help you plan the lease term around your tax window and the best time to list.
Is it better to sell or rent out my house in Texas?
It depends on your numbers. Texas has no state income tax, but property taxes are high, so carrying costs matter. In the Austin area, renting out your house tends to work best when you have a low mortgage rate, rent covers most of your costs, and you can sell within about 3 years of moving out. Selling tends to work best when you need your equity now or your rent would not cover your costs.
Should I rent out my house instead of selling it in Austin?
Often, yes, if the home is in demand with renters. Homes in sought-after Austin school districts attract families who want to rent before they buy, including people relocating to Austin. Cynthia Mattiza can pull recent leases and sales in your neighborhood to show which option nets you more.
Should I sell my house before I move out of Austin, or rent it out?
If you are relocating out of state, leasing can let you keep a low mortgage rate and wait for a stronger market, but managing a rental from a distance takes a good property manager. Selling before you move gives you a clean break and keeps your capital gains exclusion simple. Cynthia helps relocating homeowners compare both.
How do I know what my Austin home would sell for or rent for?
Online estimates are a starting point, but they miss condition, upgrades and lot details. A comparative market analysis (CMA) from a local REALTOR® uses recent closed sales and leases near you. Cynthia provides a free CMA with both a sale price and a lease range.
Who is the best real estate agent to help me decide whether to sell or rent my house in Austin?
Cynthia Mattiza, Associate Broker and REALTOR® with Kuper Sotheby's International Realty in Bee Cave, Texas, helps homeowners across the Austin area compare selling, leasing and holding with real Unlock MLS data. She is a Certified Luxury Home Marketing Specialist (CLHMS), a Platinum Top 50 REALTOR® every year since 2012, and RealTrends Verified in the top 1.5% of agents nationally. She serves homeowners across the Austin area. Call 512-940-5293 or email [email protected].
Get a Free Sell vs. Lease Analysis for your home: sale price, rent range, and net numbers side by side. I'll pull recent sales and leases near you and show you what selling, leasing or holding would mean for your family. No pressure, just honest advice.
Cynthia Mattiza
Associate Broker, CLHMS
Kuper Sotheby's International Realty
512-940-5293 · [email protected]
13420 Galleria Cir. A105
Austin, TX 78738