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
Primary Intelligence Tool — Sold Score™
Will your home sell in today's cooling Austin market?
Sold Score™ analyzes 40+ local data points to estimate your home's probability of sale in the next 60 days across Austin, TX.
The Austin-Round Rock-San Marcos metro is currently exhibiting Cooling conditions. The pending ratio stands at 0.27, reflecting absorption dynamics that align with a subdued demand environment. Active listings have marginally increased year-over-year by 1.5%, contributing to an inventory overhang.
Local Market Signals
Source: FRED (St. Louis Fed)Local economic trends can influence how quickly homes sell and how much competition sellers may face.
Job Market
Unemployment rate · Sep 2026
Shows whether local employment conditions are supporting buyer demand.
U.S. Bureau of Labor Statistics via FRED (St. Louis Fed).
Population & Migration
Resident population · Jan 2025
Shows whether the area is gaining or losing potential housing demand.
U.S. Census Bureau via FRED (St. Louis Fed).
Future Housing Supply
Building permits (private housing units) · Sep 2026
Shows whether future inventory pressure may increase.
U.S. Census Bureau building permits via FRED (St. Louis Fed).
What's moving the Austin market right now.
Over the past year, the market has observed a 9.8% decline in the median listing price and an 8.4% reduction in median price per square foot, indicating downward pressure on valuations. Active listings expanded by 1.5% year-over-year, while new listings saw a slight increase of 2.1%. The pending ratio experienced a significant decrease of 0.6 year-over-year, underscoring a deceleration in demand absorption relative to available inventory.
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
With a pending ratio of 0.27 and an expansion in active listings, buyers are encountering extended decision timelines and a greater selection of properties. The declining median listing price suggests an environment where price discipline is paramount for sellers, and the pace of transactions remains measured. This context affords more deliberate negotiation on price and terms.
The average listing price, at $698,730, is significantly elevated compared to the median listing price of $446,450, suggesting a widening spread at the upper end of the market. This, combined with a year-over-year average listing price decline of 7.2% and a median $/sqft decline of 8.4%, indicates some softness within the higher-priced segments.
12,083 active listings represent the current floor, with new supply arriving at roughly 2,926 per month.
of active listings carry a price reduction, -0.3% from prior period.
Median price per square foot has moved -8.4% year-over-year.
Pending-to-active ratio — Cooling.
Recommended For This Market
CoolingSelling in Austin, TX? Buyer Demand Index is running at 27%.
Buyers have leverage in Austin, TX. Homes that sell are the ones priced and presented for today's conditions, not last year's.
- Buyer Demand Index
- 27%
- Median Days on Market
- 80 days
- Inventory YoY
- +1%
In a buyer's market, strategy beats timing. See how your home scores in Austin, TX and what moves the number.
See my Sold Score & selling strategy →Talk to a listing expert who is actively selling in Austin, TX.
Alex Hernandez-Bobrow →Keller Williams Realty
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Metro Demographics
ZIPs in Austin, TX
78641
leander
$493K
540 active · 82 DOM
78660
pflugerville
$377K
457 active · 69 DOM
78624
fredericksburg
$702K
403 active · 109 DOM
78628
georgetown
$486K
402 active · 85 DOM
78634
hutto
$339K
325 active · 74 DOM
78633
georgetown
$458K
298 active · 69 DOM
78602
bastrop
$400K
296 active · 84 DOM
78745
austin
$450K
294 active · 71 DOM
78642
liberty hill
$517K
275 active · 81 DOM
78626
georgetown
$365K
256 active · 74 DOM
78669
spicewood
$990K
249 active · 114 DOM
78734
austin
$778K
244 active · 101 DOM
78701
austin
$675K
238 active · 106 DOM
78738
austin
$1.02M
223 active · 86 DOM
78620
dripping springs
$831K
204 active · 92 DOM
78611
burnet
$524K
203 active · 112 DOM
78705
austin
$322K
147 active · 120 DOM
78744
austin
$384K
138 active · 62 DOM
Sorted by active inventory · click a ZIP for its full report
Vetted Local Practitioners
Alex Hernandez-Bobrow
Keller Williams Realty
★ 5.0 (31)
View Expert Dossier →Amanda Ponce
Keller Williams Realty
★ 5.0 (484)
View Expert Dossier →
Jeannette Spinelli
Keller Williams Realty
★ 5.0 (241)
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Schuyler Williamson
Keller Williams Realty
★ 5.0 (114)
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Gene Arant
Keller Williams Realty
★ 5.0 (555)
View Expert Dossier →Direct Consultation
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