Cover Feature, Current

A Changing Market

After the real estate frenzy Mueller experienced during the pandemic, things have settled into a new normal. But what does that mean for Mueller residents? How did 2025 compare to previous years? And what can we expect in 2026 and beyond? Hilary Herrin, founder of Mueller Silent Market and expert in everything Mueller, weighs in on where Mueller has been, and where it may be headed next.

This content was created in partnership with Thinkery.

On any given day in Mueller, curiosity is everywhere. Children test ideas, ask questions, and discover on their own. Long before benchmarks or career paths appear, these moments shape how children think, solve problems, and begin to see themselves as capable learners.

At Thinkery, curiosity is the starting point for every experience.

Located in the heart of Mueller and welcoming families from across the Austin area, Thinkery is a hands-on children’s museum where learning happens through play. Children move from tinkering with simple machines in the Innovators’ Workshop to exploring light and color in the Light Lab. Each experience is designed to spark imagination, encourage exploration, and make learning fun and meaningful.

STEAM Learning

Through play-based STEAM learning, which stands for Science, Technology, Engineering, Art, and Math, children engage with these disciplines as connected ways of thinking rather than separate subjects. They investigate the world around them, use technology to design and test ideas, apply engineering principles to hands-on challenges, express ideas creatively, and use math to reason and solve problems.

We do not teach subjects in isolation,” says Alexa Clavijo, Senior Play & Learning Manager at Thinkery. “STEAM is a mindset. It is about creativity, problem solving, and making connections to real life.”

Thinkery’s exhibits and programs invite children to take risks, ask questions, and learn through trial and error. Spaces are intentionally designed so every child feels welcome and empowered. Children work with real tools, including scissors, cardboard cutters, robotics kits, and circuit blocks, transforming ideas into tangible creations and building confidence as they learn how things work.

Play Builds Skills for Life

Play is not a break from learning. It is how learning happens. According to the American Academy of Pediatrics, play supports physical, cognitive, social, and emotional development while strengthening executive function and problem-solving skills. Research from LEGO Education shows that hands-on learning is more engaging and effective than traditional instruction.

When adults encourage curiosity through play, children practice decision making, collaboration, communication, and adaptability. These skills extend far beyond childhood and remain valuable no matter how technology or careers evolve. At Thinkery, play is the foundation for developing these lifelong abilities.

Balancing Exploration and Structure

Finding the right balance between open-ended exploration and guided learning can be a challenge for caregivers. At Thinkery, the two work together. Open-ended experiences allow children to follow their interests, while educator guidance, thoughtful prompts, and intentionally designed spaces deepen learning.

Caregivers are encouraged to participate by observing, narrating, and extending play at home. These shared experiences strengthen family connections and reinforce the idea that learning can be enjoyable, ongoing, and accessible.

Learning for Every Child

Thinkery primarily serves children from birth through age 11, but its play-based approach supports a wide range of learners. Children engage at their own pace, develop social and cognitive skills, and learn alongside peers. Neurodivergent children and those with different learning styles are encouraged to follow their interests and take the lead in their learning experiences.

Supporting Families and Educators

Caregivers are essential partners in learning, and Thinkery offers a welcoming space beyond home and school where families can play and learn together. Recognizing that play is learning helps relieve the pressure to create perfect activities. Simple moments, like stacking blocks or exploring balance, support language development and strengthen family bonds.

Thinkery also extends its impact through the STEAM Learning Institute, which partners with educators, researchers, and community organizations to study play-based, child-centered learning. This work supports professional development and brings innovative, inclusive approaches to classrooms and learning spaces across Central Texas.

At Thinkery, every visit invites children to explore, invent, and learn. The 40,000-square-foot museum offers hands-on exhibits and other programs, including family nights, field trips, and birthday celebrations. As part of the LEGO Playful Learning Museum Network, Thinkery draws on global research to ensure experiences remain engaging and relevant for all children.

Visit Thinkery in Mueller to explore exhibits, join programs, and celebrate learning through play. To learn more about Thinkery memberships, which include free general admission, exclusive benefits, and flexible options for families of any size, visit www.thinkeryaustin.org.

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What is Mueller Silent Market?

I moved to Austin in 1996 and still remember flying in and out of the old Robert Mueller Municipal Airport. Coming from a big city, I was amazed that an airport could be so close to everything. After living in Austin for several years, I moved away and dabbled in real estate in other parts of the country, but Austin kept calling me home.

When I returned and learned about the vision for transforming the former airport into a new, master-planned community, I knew instantly that Mueller was where I wanted to plant my roots.

I began working in Mueller during its earliest days, when most of the activity centered around new construction, and many buyers were still hesitant about East Austin. As I helped buyers navigate the neighborhood, I noticed another trend emerging: a growing number of homeowners were curious about selling but didn’t want to compete openly with the flood of new construction listings. That’s how the Mueller Silent Market was born.

Over time, what started as a niche approach evolved into a full, neighborhood focused real estate practice. Today, I still specialize in off MLS and early access opportunities, but I also handle traditional listings, investment properties, and long-term homeowner strategy for people who see Mueller as more than just a place to live, but as a long-term lifestyle and investment.

What trends do you predict will shape the Mueller real estate market in 2026?

I think 2026 in Mueller will be shaped by three big themes: normalization, lifestyle, and segmentation.

Normalization. After the wild swings of the pandemic boom and the correction that followed, 2026 will feel more like a “normal” market. That means longer days on the market than we saw in 2021 to 2022, more negotiation and price growth in the low single digits rather than double-digit jumps.

Lifestyle. Buyers are doubling down on quality of life, walkability, parks, restaurants, schools, and commute. This is where Mueller truly shines as a mixed-use, master planned community close to University of Texas, downtown, and the airport.

Segmentation. Not every product type in Mueller will behave the same. Yard homes, townhomes, and condos each have their own micro market, with competitiveness varying by price points and monthly carrying costs.

How is Mueller’s market behaving compared to the greater Austin market?

I think 2026 in Mueller will be shaped by the greater Austin market, which has shifted from overheated to more balanced, with higher inventory levels, more price reductions, and modest year over year price movement after roughly an 18% to 20% correction from the 2022 peak.

Mueller is experiencing those same broader forces, higher interest rates, and more choice for buyers, but it has proven more resilient because of its location, planning, and amenities. While Austin overall has seen a notable reset, Mueller’s average home values have softened only slightly and remain well above pre-2020 levels.

Compared to the wider Austin market, Mueller behaves like a high demand core neighborhood: not immune to macro trends, but consistently a relative standout.

Do you expect 2026 to favor buyers, sellers, or be more balanced?

For Mueller, 2026 should feel mostly balanced, with a slight tilt toward whichever side is better prepared.

Buyers who are patient, preapproved, and realistic on price have more leverage than during the frenzy years, especially on homes that aren’t turnkey or are mispriced. Sellers who price correctly from day one, present beautifully, and are open to concessions such as rate buydowns or closing cost assistance, can still achieve excellent results. The days of “list on Thursday, 20 offers by Monday” are behind us for now. This is a more adult, negotiation driven market, but it’s far from distressed.

How will interest rates, inventory, and economic conditions?

Mortgage rates are expected to remain elevated by historical standards in 2026, likely in the mid 5% to low 6% range. That keeps buyers sensitive to pricing and keeps sellers from over inflating prices.

Inventory is another key factor. Austin as a whole is hovering near a balanced market, but Mueller is largely built out and geographically constrained. Here, “new inventory” mostly means resales plus a limited number of remaining new construction units. That scarcity continues to support values.

Austin’s job market, especially in tech, healthcare, and higher education, remains fundamentally strong, even if growth is slower than peak pandemic years. That’s important for Mueller, which attracts relocating professionals and longtime Austinites buying with a long-term horizon.

What types of homes are most in demand right now?

Single family yard homes remain highly sought after, particularly those with usable outdoor space, flex rooms, or garage apartments.

Larger townhomes, three bedrooms, or three bedrooms plus office layouts, are also in strong demand among buyers who want a “house feel” without full yard maintenance or the higher price points.

Is Mueller attracting a different kind of buyer than in past years?

The demographic mix is largely the same: young professionals, families, empty nesters, and relocators, but how people use their homes has evolved. We’re seeing more hybrid and remote workers who truly live in the neighborhood during the workday and need dedicated office space. There’s more multigenerational living, with families intentionally clustering nearby. And more longtime Austinites are trading older homes for newer, energy efficient, low maintenance options in Mueller.

What do you expect will happen with home prices in 2026?

Barring an unexpected economic shock, I expect flat to low single digit appreciation overall. Turnkey, well-appointed homes should hold or gain modestly, while properties with functional or cosmetic challenges may need to adjust price or offer incentives.

This is a market where quality and strategy matter more than ever.

Is Mueller still a strong long-term investment?

Absolutely! Mueller’s fundamentals haven’t changed: a centrally located, transit-oriented, award winning community with parks, retail, employment centers, and a strong emphasis on sustainability. Year to year fluctuations happen, but over a 10-plus year horizon, the combination of location and planning continues to reward patient homeowners.

What advice would you give homeowners considering selling in 2026?

Start earlier than you think. Give yourself 60 to 90 days to prepare, price for today’s market, and focus on presentation. Fresh paint, landscaping, and thoughtful staging can dramatically affect perception and net results. Partnering with a true neighborhood specialist matters. Mueller is hyper local, and understanding its micro markets is key to maximizing value.

What might surprise people most about the 2026 Mueller market?

How normal it feels. 2026 will be steady, data driven, and negotiation oriented with a clear separation between homes that are dialed in and strategic versus those that aren’t. In that environment, both buyers and sellers can win.