Austin, TX
Monthly housing intelligence, market trends, and trusted local expertise.
As of the latest 2026 data
Median Listing
Pending Ratio
Active Inventory
Median DOM
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The Austin-Round Rock-San Marcos metropolitan area is currently exhibiting a Cooling market condition, with a pending ratio of 0.34 indicating that demand is not absorbing available inventory at a rapid pace. This is further underscored by a near 10% year-over-year decline in the median listing price, reflecting sustained price adjustments.
Local Market Signals
Source: FRED (St. Louis Fed)Local economic trends can influence how quickly homes sell and how much competition sellers may face.
What's moving the Austin market right now.
Active listings have contracted by 5.0% year-over-year, while new listings remained relatively stable with a 0.3% increase over the past year. The median listing price has seen a notable decline of 9.8% year-over-year, alongside an 8.2% year-over-year decrease in median price per square foot. The pending ratio, at 0.34, shows a modest 3.7% increase year-over-year, but from a low base, signifying that the pace of transactions remains subdued relative to available supply.
Texas capital with a still-cooling tech-fueled market and renewed buyer leverage.
“Local pricing and inventory dynamics across Austin shift block by block — happy to walk through what's actually closing.”
Market Trends
Median Price
Active Inventory
Days on Market
Sold Score™
Sold Score™ Over Time
Market liquidity index • 36 months
Price & Days on Market
Median listing vs market velocity
Inventory Dynamics
Total active listings vs new monthly supply
Sourced from Realtor.com RDC Inventory Core Metrics, supplemented by the Primpted research desk. Updated As of the latest 2026 data.
Market Signals & Indicators
In this Cooling environment, the pace of transactions is slower, and inventory pressure favors more deliberate negotiations. While the year-over-year pending ratio saw a slight uptick, the overall level still suggests that properties are remaining on the market longer, with median days on market increasing by 8.7% over the past year. This dynamic creates an environment where price discipline is critical for sellers, and opportunities for negotiation may be more prevalent for prospective purchasers.
The average listing price in the Austin-Round Rock-San Marcos area has declined by 8.3% year-over-year to $726,864, outpacing the 9.8% year-over-year decline in the median listing price. This indicates a weakening performance at potentially higher price points within the market, suggesting some softness in the luxury segment where a larger spread between average and median pricing may often be observed and an environment of price reductions being more prevalent.
12,456 active listings represent the current floor, with new supply arriving at roughly 3,926 per month.
of active listings carry a price reduction, -5.0% from prior period.
Median price per square foot has moved -8.2% year-over-year.
Pending-to-active ratio — Cooling.
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Metro Demographics
ZIPs in Austin, TX
78660
pflugerville
$393K
449 active · 57 DOM
78640
kyle
$331K
440 active · 64 DOM
78666
san marcos
$357K
430 active · 73 DOM
78624
fredericksburg
$750K
417 active · 90 DOM
78633
georgetown
$443K
306 active · 67 DOM
78634
hutto
$351K
302 active · 60 DOM
78642
liberty hill
$563K
284 active · 64 DOM
78734
austin
$772K
272 active · 72 DOM
78653
manor
$340K
256 active · 58 DOM
78610
buda
$377K
252 active · 48 DOM
78665
round rock
$432K
247 active · 47 DOM
78701
austin
$724K
242 active · 81 DOM
78613
cedar park
$500K
234 active · 47 DOM
78676
wimberley
$650K
221 active · 78 DOM
78639
kingsland
$995K
207 active · 92 DOM
78664
round rock
$376K
178 active · 47 DOM
78748
austin
$425K
167 active · 51 DOM
78723
austin
$525K
161 active · 59 DOM
Sorted by active inventory · click a ZIP for its full report
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