Austin, TX
Monthly housing intelligence, market trends, and trusted local expertise.
Updated: April 2026
The Austin-Round Rock-San Marcos metropolitan area is currently experiencing cooling market conditions, with a pending ratio of 0.38 indicating that demand absorption is moderate relative to available supply. Median listing prices have observed a notable year-over-year decline of 9.5%.
Active listings have remained largely consistent year-over-year, contracting marginally by 0.2%, while new listings have seen a more substantial decline of 13.5%. Concurrently, the median days on market has increased by 16.1% year-over-year to 51 days, suggesting a slower absorption of inventory. Despite a 1.9% year-over-year increase in the pending ratio, the absolute value remains low at 0.38, reflecting persistent softness in buyer activity relative to available homes. The share of price-reduced listings has decreased by 2.3% year-over-year, yet nearly a quarter of all listings have undergone a price reduction.
Texas capital with a still-cooling tech-fueled market and renewed buyer leverage.
Market Signals & Indicators
The current market dynamics suggest that buyers are encountering increased flexibility due to the more moderate pace of transactions and an extended marketing period for properties as evidenced by the increase in median days on market. While inventory contraction is evident in new listings, the overall active listings tally has remained steady, allowing for more considered purchase decisions. Price discipline is becoming more critical for sellers given the year-over-year decline in median listing prices.
The luxury segment exhibits signs of softness, with the average listing price declining by 8.3% year-over-year and the median price per square foot also falling by 7.7% over the same period. This suggests that properties at higher price points are experiencing downward price pressure. The spread between average and median listing prices remains elevated, further indicative of a tiered market with greater adjustments occurring in the higher valuation brackets.
11,051 active listings represent the current floor, with new supply arriving at roughly 4,380 per month.
of active listings carry a price reduction, -2.3% from prior period.
Median price per square foot has moved -7.7% year-over-year.
Pending-to-active ratio — Cooling.
Metro Demographics
Vetted Local Practitioners
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