Austin's market in fall 2026 is defined by steady prices, fewer sales and more negotiating room than the pandemic years. All figures below come from the Unlock MLS (Austin Board of REALTORS®) September 2026 Central Texas Housing Report unless noted.[1]
September 2026 Snapshot
| Metric | City of Austin | Austin-Round Rock-San Marcos MSA |
|---|---|---|
| Median sale price | $570,958 (+4.2% YoY) | $421,000 (+1.4% YoY) |
| Homes sold | 777 (−12.7%) | 2,223 (−14.8%) |
| Active listings | 4,502 (−10.3%) | 13,465 (−3.4%) |
| New listings | 1,295 (−1.1%) | 3,546 (+2.8%) |
| Pending sales | 743 (−8.6%) | 2,313 (−1.8%) |
| Months of inventory | 5.4 | 5.4 |
| Avg close-to-list price | 92.5% (vs 90.8%) | 92.7% (vs 91.4%) |
| Median lease price | $2,195 (−4.4%) | $2,100 (−2.3%) |
Is Austin a Buyer's or Seller's Market?
Both the city and the metro had 5.4 months of inventory in September 2026.[1] That is less inventory than a year earlier, since active listings fell 10.3% in the city, but buyers still have room to negotiate: homes closed at an average 92.5% of list price in the city, up from 90.8% a year earlier.[1]
Q3 2026 in Context
For July–September, the metro recorded 7,748 sales (−2.4% YoY) at a $420,000 median (−2.3%), with 43,280 active listings (−1.8%).[1] Unlock MLS research advisor Vaike O'Grady attributed September's slowdown to a recent rise in mortgage rates: "The biggest factor for many buyers isn't necessarily the price of the home, but what that price means for their monthly payment at today's rates."[1]
Prices by County (September 2026)
| Area | Median price | YoY | Months of inventory |
|---|---|---|---|
| Travis County | $497,400 | +2.6% | 5.8 |
| Williamson County | $395,000 | −2.5% | 5.0 |
| Hays County | $399,900 | +10.8% | 4.8 |
| Bastrop County | $340,000 | −1.2% | 7.6 |
| Caldwell County | $301,500 | +1.0% | 6.4 |
Source: Unlock MLS.[1] Browse by area: Austin zip codes.
Rental Market
City of Austin MLS leases: 1,170 closed (−10.1%), $2,195 median, and 2,014 active listings (−31.7%), for 1.7 months of lease inventory.[1] See homes for rent in Austin.
What This Means for Buyers
- With homes closing near 92–93% of list on average, there's room to negotiate on price, repairs or closing costs. Your agent should pull the specific neighborhood's numbers.[1]
- Payment, not price, is the constraint. Model payments at today's rate with our mortgage calculator.
What This Means for Sellers
- City pending sales fell 8.6% YoY, so pricing to recent closed comps matters more than list prices around you.[1] Get a home value estimate.
Talk to a Spyglass Agent
Want numbers for a specific neighborhood or your own home? Talk to a Spyglass Agent · Related: How Much Does It Cost to Live Comfortably in Austin?
Frequently Asked Questions
What is the median home price in Austin?
$570,958 in the City of Austin and $421,000 across the metro in September 2026.[1]
Are Austin home prices falling?
Not in September 2026: the city median rose 4.2% YoY and the metro median 1.4%. For Q3 overall, the metro median was down 2.3%.[1]
How many months of inventory does Austin have?
5.4 months in both the city and the metro in September 2026.[1]
How often is this report updated?
Monthly, after Unlock MLS publishes its Central Texas Housing Report.
Sources
- Unlock MLS, "September 2026 Central Texas Housing Report," Oct. 13, 2026. https://www.unlockmls.com/news/september-2026-central-texas-housing-report (accessed Oct. 19, 2026).
MLS data deemed reliable but not guaranteed. Spyglass Realty supports the Fair Housing Act and equal housing opportunity.
Spyglass Realty and Investment, LLC | TREC License #588051 | Designated Broker: Ryan Rodenbeck, TREC License #528651
