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(325) 518-1294ryan@teamprice.com
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    • Ryan Kelly(325) 518-1294
      ryan@teamprice.com
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    • Team Price Real Estate
      7320 N Mo-Pac
      Austin, TX 78731
      (512) 213-0213
      dan@teamprice.com

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      Central Texas Multiple Listing Service

      Central Texas MLS | Four Rivers Association of REALTORS® All information deemed reliable but not guaranteed. All properties are subject to prior sale, change or withdrawal. Neither listing broker(s) or information provider(s) shall be responsible for any typographical errors, misinformation, misprints and shall be held totally harmless. Listing(s) information is provided for consumer's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. The data relating to real estate for sale on this website comes in part from the Internet Data Exchange program of the Multiple Listing Service. Real estate listings held by brokerage firms other than Ryan Kelly may be marked with the Internet Data Exchange logo and detailed information about those properties will include the name of the listing broker(s) when required by the MLS. Copyright ©2022 All rights reserved.

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      © 2023 North Texas Real Estate Information Systems, Inc. All rights reserved. Disclaimer: All information deemed reliable but not guaranteed and should be independently verified. All properties are subject to prior sale, change or withdrawal. Neither listing broker(s) nor Ryan Kelly shall be responsible for any typographical errors, misinformation, misprints and shall be held totally harmless. The database information herein is provided from and copyrighted by the North Texas Real Estate Information Systems, Inc. NTREIS data may not be reproduced or redistributed and is only for people viewing this site. All information provided is deemed reliable but is not guaranteed and should be independently verified. The advertisements herein are merely indications to bid and are not offers to sell which may be accepted. All properties are subject to prior sale or withdrawal. All rights are reserved by copyright

      Austin Board of Realtors

      The information being provided is for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Based on information from the Austin Board of REALTORS®. Neither the Board nor ACTRIS guarantees or is in any way responsible for its accuracy. All data is provided "AS IS" and with all faults. Data maintained by the Board or ACTRIS may not reflect all real estate activity in the market.

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      Information provided Courtesy of LERA MLS - Local Expertise Regional Access. IDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information is believed to be accurate but not guaranteed. Provided courtesy of the San Antonio Board of Realtors. Copyright 2025 LERA MLS, All Rights Reserved.

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      IDX information is provided exclusively for personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information is deemed reliable but not guaranteed.

      Market Flow Score: Real-Time Housing Efficiency Indicator

      Track the velocity of the Austin housing market with the Market Flow Score (MFS). See how efficiently listings are turning over each month and what it means for buyers and sellers. 

      What Is the Market Flow Score (MFS)?

      The Market Flow Score (MFS) is a monthly index that measures how efficiently the Austin-area housing market is absorbing inventory. It captures the speed and health of market turnover—how quickly active listings are converting to pending or sold—using a data-driven formula.

      Where other indicators look at raw listing counts or average prices, the MFS goes deeper, offering a composite view of demand and inventory fluidity. A high MFS indicates strong buyer engagement and fast-moving inventory. A low MFS reflects sluggish turnover, hesitant buyers, or oversupply. These components are averaged and then rescaled to a 0–10 scale using historical min/max bounds to provide a consistent monthly index.

      How to Interpret the MFS : Each MFS value fits into a defined range that represents a type of market condition:

      0.0 – 1.0 → Frozen Market

      Market activity has nearly stalled. Homes are sitting, buyers are hesitant, and turnover is minimal.

      1.1 – 2.5 → Slow Market

      Listings are moving slowly. Inventory is building, and sellers are starting to lose leverage.

      2.6 – 4.0 → Frictional Market

      Some turnover is occurring, but it’s inconsistent. Buyer and seller behavior is cautious and mixed.

      4.1 – 5.5 → Balanced Flow

      Supply and demand are relatively even. Some listings sell quickly, others take time.

      5.6 – 7.5 → Active Market

      The market is healthy and responsive. Homes are selling at a steady pace, often with multiple offers.

      7.6 – 10.0 → Accelerated Market

      Listings are flying off the market. Buyer urgency is high, and sellers are often in control.

      Frequently Asked Questions (FAQs)

      1. What is a good Market Flow Score?

      A score between 5.6 and 7.5 indicates a healthy, active market where listings are turning over efficiently. Anything above 7.5 suggests a highly competitive market with strong buyer demand and fast absorption.

      2. How is the Market Flow Score different from the Months of Inventory metric?

      Months of Inventory is a lagging indicator of supply. MFS is more dynamic—it incorporates how quickly inventory is being absorbed each month. It reflects both demand strength and listing responsiveness in real time.

      3. Why does the MFS need to be rescaled from 0 to 10?

      Historically, Austin's MFS has ranged from 0 to just over 5. Rescaling to a 0–10 scale ensures the index is intuitive, visually clean, and easier to interpret and compare across time.

      4. How should agents use the MFS with clients?

      Use MFS scores to explain market conditions during buyer and seller consultations. If MFS is low, help sellers price more aggressively. If MFS is high, prepare buyers to move quickly and face competition.

      5. Does a high MFS mean prices are rising?

      Not necessarily. A high MFS reflects turnover velocity—not pricing. However, rising MFS scores often precede price increases, making it a useful early signal of upward momentum.