By Tim Landy · Updated October 2026 (latest data: September 2026)
Short Answer
Austin is not a seller’s market right now. Across the Austin metro there were about 5.4 months of inventory in September, and the median sale price was $421,000, up 1.4% from a year ago. Closed sales were 2,223, down 14.8% from last September. In the City of Austin, the median was $570,958, up 4.2%, also with 5.4 months of inventory. The market is best described as balanced to buyer-leaning, and conditions vary a lot by neighborhood and price point.
What is the median home price in Austin right now?
The Austin metro median sale price was $421,000 in September 2026, up 1.4% from September 2025, according to Unlock MLS. In the City of Austin, the median was $570,958, up 4.2%.
Austin Housing Market at a Glance (September 2026)
| Metric | September 2026 | vs. September 2025 |
|---|---|---|
| Metro Median Sale Price | $421,000 | +1.4% |
| Metro Closed Sales | 2,223 | -14.8% |
| Metro Months of Inventory | 5.4 | -0.1 months |
| City of Austin Median Sale Price | $570,958 | +4.2% |
| City of Austin Months of Inventory | 5.4 | -0.3 months |
| Metro Median Rent | $2,100 | -2.3% |
Source: Unlock MLS September 2026 Central Texas Housing Report (released October 13, 2026). Metro = Austin-Round Rock-San Marcos MSA.
More Detail (September 2026)
| Metric | September 2026 | vs. September 2025 |
|---|---|---|
| Median Sale Price | $421,000 | +1.4% |
| Closed Sales | 2,223 | -14.8% |
| New Pending Sales | 2,313 | -1.8% |
| New Listings | 3,546 | +2.8% |
| Close-to-List Ratio | 92.7% | 91.4% in Sept. 2025 |
| Median Days on Market (as of August) | 45 | -4 days vs. Aug. 2025 |
| Average Sale vs. Final Asking Price (as of August) | 2.7% under | — |
| Closed Sales, Year to Date (as of August) | 21,307 | +5.6% |
Austin metro = Travis, Williamson, Hays, Bastrop and Caldwell counties. Single-family homes, condos and townhomes.
Inventory and Price Reductions
| Metric | Austin Metro | City of Austin |
|---|---|---|
| Active Listings (September 2026) | 13,465 | 4,502 |
| Months of Inventory (September 2026) | 5.4 | 5.4 |
| Active Listings With a Price Reduction (as of August; pulled Oct. 3, 2026) | 60% | 55% |
| Median Days Until First Price Reduction (as of August; pulled Oct. 3, 2026) | 15 | 17 |
By Area (September 2026)
| Area | Median Price (Sept.) | vs. Last Year | Closed Sales (Sept.) | Active Listings (Sept.) | Months of Inventory (Sept.) |
|---|---|---|---|---|---|
| Austin Metro | $421,000 | +1.4% | 2,223 | 13,465 | 5.4 |
| City of Austin | $570,958 | +4.2% | 777 | 4,502 | 5.4 |
| Travis County | $497,400 | +2.6% | 1,031 | 6,360 | 5.8 |
| Williamson County | $395,000 | -2.5% | 765 | 4,249 | 5.0 |
| Hays County | $399,900 | +10.8% | 294 | 1,898 | 4.8 |
Is Austin a Seller's Market Right Now?
No. A seller’s market usually means fewer than about 4 months of inventory. The Austin metro was at 5.4 months in September (also 5.4 in the City of Austin), which gives buyers real choices and room to negotiate. As of August, about 60% of active listings across the metro had a price reduction (55% in the City of Austin), and the typical first cut came about two weeks after listing.
That doesn't mean sellers can't do well. Homes that are priced correctly from day one and well prepared are still selling, with a median of 45 days on market across the metro in August and 38 in the City of Austin. The sellers having a hard time are the ones pricing to last year's market.
Are Homes Going Above Asking in Austin?
Mostly no. The average Austin-area home sold about 2.7% under its final asking price in August (3.1% under in the City of Austin). Homes that do get multiple offers are usually in high-demand areas, at more accessible price points, or priced at or below recent comps.
How Many Homes Are for Sale in Austin?
As of September 2026, per Unlock MLS:
- Austin metro (five counties): 13,465 active listings
- Travis County: 6,360 active listings
- City of Austin: 4,502 active listings
The metro had about 5.4 months of inventory in September, compared with under 1 month at the 2021–2022 peak.
What Is the Median Home Price in Austin?
The median sale price across the Austin metro was $421,000 in September, up 1.4% year over year. In the City of Austin, the median was $570,958, up 4.2%. In September, county medians were Travis $497,400 (up 2.6%), Williamson $395,000 (down 2.5%) and Hays $399,900 (up 10.8%), per Unlock MLS.
Will the Austin Housing Market Recover?
Prices are steadying. The September metro median was $421,000, up 1.4% from a year ago, after a 6.8% year-over-year decline in August. Closed sales were down 14.8% from last September, so activity cooled even as prices held. We’d describe Austin as normalizing, not crashing and not booming. (For more on pricing, see Are Austin home prices still falling?)
What we're watching over the next few months:
- New listings vs. new contracts (if listings drop faster than demand, leverage shifts back toward sellers)
- Mortgage rates
- Price reductions as a share of active listings
What This Means for Sellers
Pricing and positioning matter more now than they have in years. Buyers will transact, but they won't rescue an unrealistic list price. A seller who starts well above where buyers see value can spend weeks chasing the market down.
Find out what your home would sell for today →
See how we prepare and market listings →
What This Means for Buyers
You have options and, in many cases, room to negotiate price, closing costs, repairs or a rate buydown. But leverage is property by property. Some sellers are highly motivated; others are priced right and will move quickly.
Is Austin a buyer's market? Read the full breakdown →
Start your home search with our team →
Frequently Asked Questions
Is Austin a buyer's market or a seller's market?
Austin is currently balanced to buyer-leaning, with about 5.4 months of inventory across the Austin metro in September 2026. Buyers have more leverage than they did in 2021–2022, but it varies by neighborhood and price point.
Are Austin home prices still falling?
The metro median sale price was $421,000 in September 2026, up 1.4% from a year ago, after a 6.8% year-over-year decline in August. Prices look to be steadying rather than still falling, though not evenly across areas.
Are homes selling over asking in Austin?
Most are not. In August 2026 the average Austin-area home sold about 2.7% under its final asking price (3.1% under in the City of Austin), and about 60% of active listings had a price reduction.
How many homes are for sale in Austin right now?
In September 2026, there were 13,465 active listings across the Austin metro, including 4,502 in the City of Austin, per Unlock MLS.
Will Austin home prices return to 2022 levels?
No one can responsibly predict when or whether every area will regain its pandemic-era peak. Current data points to slow normalization rather than a quick rebound.
More Guides for Today's Market
- How has the Iran war moved oil, mortgage rates and the Austin market?
- What happens to home prices when mortgage rates rise?
- Should I buy in Austin now or wait for rates to drop?
- What does it cost to sell a house in Austin?
- Should I sell if my mortgage rate is low?
- Relocating to Austin: what to budget before you tour
- First-time buyer: cash to close, the option period, and assistance
- Austin property taxes, insurance, and the payment you actually live with
- A lower price or a rate buydown: which helps more?
Our Take
Austin isn’t out of the woods, but buyers haven’t disappeared. Steadier prices, slower sales than a year ago, meaningful inventory and more price sensitivity add up to a market where property-level analysis matters more than the headline.
Want to know what this means for your neighborhood? Talk to our team → or call / text 512-693-8578.
Data sources: September 2026 figures, including the county rows, active listings and months of inventory, are from the Unlock MLS September 2026 Central Texas Housing Report, released October 13, 2026: Austin-Round Rock-San Marcos MSA (Travis, Williamson, Hays, Bastrop and Caldwell counties) and City of Austin; single-family homes, condos and townhomes. Figures labeled August, including median days on market, sale vs. asking price, year-to-date sales and price reductions, are from Unlock MLS Market Reports (real-time data), pulled October 3, 2026. Real-time figures can differ slightly from the monthly press release, which doesn’t include sales reported after publication. Updated monthly. Last updated November 2, 2026.
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