Austin TX Housing Market September 2026 | Steve Sells Austin
August was a softer month for the Austin TX housing market. Closed sales and the metro median price both came in lower than last year. Buyers kept signing contracts, though, and that says more about where the market is heading than the headline numbers do. Here is what the latest data means whether you are buying, selling, or just watching your home's value.
Austin TX Housing Market 2026 at a Glance
Closed sales: 2,501 homes sold across the Austin, Round Rock, San Marcos metro in August, down 7.3% from August 2025 NewsBreak
Median sale price: $412,000, which is 6.4% below last August The Real Deal
Pending sales: up 1.5% year over year, pointing to more closings ahead The Real Deal
Months of inventory: 4.7 months metro-wide as of July KXAN Austin
30-year mortgage rate: 6.76% as of September 10, compared with 6.35% a year earlier tradingeconomics
Austin Home Prices 2026: Where Values Stand Now
August's dip follows a stronger July, when metro sales rose 4.4% and the median price edged up 1.0% to $435,000. Zoom out and the bigger picture is steadier. Over the first half of 2026, metro sales climbed 4.8% to 15,698 homes while the median price slipped 2.4% to $425,000. Unlock MLSKLBJ-AM
For context, the metro median peaked at roughly $552,000 in May 2022, according to Unlock MLS. At $412,000, today's median sits about 25% below that high. One soft month is not a trend, but it does confirm that pricing is still finding its footing. You can track every monthly release on the Unlock MLS market statistics page. 1836propertymanagement
Why Austin Home Sales Slowed in August
Unlock MLS research advisor Vaike O'Grady pointed to national pressures like inflation, global uncertainty, and even rising gas prices rather than anything specific to Austin, and she flagged the gain in pending sales as a bright spot that has held up all year.
Mortgage rates play a role too. Rates have crept higher over the past few weeks, and Freddie Mac's weekly rate survey is worth bookmarking if you are shopping for a loan. Keep in mind that closed sales reflect contracts signed a month or two earlier. Pending sales are the better signal for what fall will look like.
City of Austin vs Central Texas Real Estate: Not One Market
The metro median blends very different areas, so your neighborhood may look nothing like the headline. Here is what the most recent county and city breakdowns (July data) show:
City of Austin: median price of $577,000, down 1.4% year over year, with city sales up 11% CultureMap
Travis County: 1,290 homes sold, an 11.4% jump, with a nearly flat median of $520,000 CultureMap
Williamson County: median price down 1.2% to $415,000 CultureMap
Inventory spread: Williamson had the tightest supply at 4.3 months, while Caldwell County had the most at 7.7 months KXAN Austin
Condos are their own story. City of Austin condos and townhomes reached 10.88 months of supply in August, firmly buyer's market territory, even as the median sold price rose to $372,500. KXAN keeps a helpful Austin housing data tracker by county. Eleven Oaks Realty
Want the neighborhood-level view? Start with our Austin neighborhood guide, or read why Westlake Hills and East Austin are drawing buyers in 2026.
Is Now a Good Time to Buy in Austin?
For a lot of buyers, yes, because leverage is on your side. Here is a quick payment comparison on the median home with 20% down (principal and interest only):
August 2025: about $440,000 at 6.35% works out to roughly $2,190 a month
August 2026: $412,000 at 6.76% works out to roughly $2,140 a month
Even with higher rates, the lower price means the monthly payment on a median home is about $50 less than a year ago. Buyers also have room to negotiate. Realtor.com's August data showed Austin listings sitting a median of 73 days, with 27.6% taking at least one price cut. Paulypresleyrealty
Put that leverage to work:
Ask for closing help. Our guide to seller concessions in Austin explains why a rate buydown often beats a price cut.
Target homes that have been sitting. The stale listing negotiation strategy walks through it step by step.
Compare resale with builder incentives before you commit. See new construction homes in Austin.
Still deciding? Read our full breakdown on the best time to buy a home in Austin TX. Relocating? The California to Austin relocation guide covers taxes, neighborhoods, and more.
How to Sell a Home in Austin TX This Fall
Homes still sell in this market, but pricing has to match today's comps, not what your neighbor got in 2022. Overpriced listings sit, collect price cuts, and end up selling for less than they would have with the right number on day one.
Three moves that matter right now:
Price from current data. Start with a free home valuation based on recent closed and pending sales.
Budget for buyer requests. Concessions are common, so plan for them upfront.
Market beyond the MLS. Photos, video, and targeted outreach separate homes that sell from homes that sit.
Our complete guide on how to sell your home in Austin TX covers each step in detail.
What to Watch in the Austin Real Estate Market for Q4 2026
Pending sales. If contracts keep rising, closed sales should recover in September and October.
Mortgage rates. Even a small drop would pull sidelined buyers back in.
Property taxes and carrying costs. Unlock MLS estimates that every extra $100 a month in ownership costs pushes about 9,800 Central Texas households into financial strain, so local tax rate decisions this fall matter. Unlock MLS
Inventory. Listings typically thin out heading into the holidays, which can give well-priced homes more attention.
Frequently Asked Questions
Are Austin home prices dropping in 2026?
Slightly. The metro median was $412,000 in August, down 6.4% year over year, and the first half of 2026 median was $425,000, down 2.4%. Prices are softening gradually, not crashing, and results vary widely by neighborhood. The Real DealKLBJ-AM
Is Austin a buyer's market right now?
In many price ranges, yes. Buyers have more homes to choose from, more time to decide, and room to negotiate price cuts and concessions. Condos and some outer counties favor buyers most, while well-priced homes in popular areas still move quickly.
Is now a good time to buy a home in Austin TX?
For buyers with stable income and a long time horizon, it can be. Lower prices have offset higher rates, so the monthly payment on a median home is slightly lower than last year, and sellers are more open to negotiating.
Why is the City of Austin median price higher than the metro?
The metro includes more affordable suburban counties. The City of Austin median was $577,000 in July, while Williamson County's was $415,000. Always check the numbers for your specific area. CultureMapCultureMap
Talk to an Austin Real Estate Expert
Market headlines only tell part of the story. Steve Robertson has helped Austin buyers and sellers for more than 20 years, and he can show you what the numbers mean for your street, your price range, and your timeline.
Book a free consultation or contact Steve directly.
Sources: Unlock MLS Central Texas Housing Reports, Freddie Mac Primary Mortgage Market Survey, KXAN, and Realtor.com. Payment estimates are illustrative and exclude taxes, insurance, and HOA dues.
