Austin TX Real Estate · Live MLS Data · Updated Weekly

Is Austin a Buyer's Market
or Seller's Market?

The answer, based on active MLS inventory, days on market, months of supply, and price reduction rate - not opinion.

Loading live data...
⚖️
Current Verdict
Balanced Market
Austin is currently a balanced market. With approximately 5.7 months of supply across 16,900 active listings, neither buyers nor sellers hold decisive leverage. Pricing accuracy matters most — well-priced homes still move quickly, while overpriced inventory sits and reduces. Live MLS data below refreshes on each page load.
Live MLS data · last updated Aug 23, 2026, 9:44 PM CT
Market Condition Index

Where Austin Sits
on the Spectrum

Buyer's Market Balanced Seller's Market
43 / 100
Composite buyer/seller score based on active inventory (16,900), median days on market (60), and months of supply (5.7) across greater Austin. Scores below 40 indicate buyer-favorable conditions; 40-60 is balanced; above 60 is seller-favorable.
Live MLS Statistics

The Numbers Behind
the Verdict

All figures pulled directly from Austin MLS (via MLS Grid) and recalculated on each page load. No manually updated spreadsheets. No outdated data.

Active Listings (Austin Metro)
16,900
Total residential listings currently active on MLS across greater Austin.
↑ Elevated inventory
Median List Price
$450K
Median asking price for active residential listings across the metro. Central Austin trades above; suburbs pull the median down.
→ Reference metric
Median Days on Market
60 days
Median time on market across active inventory. Under 30 days = seller's; 30-60 = balanced; over 60 = buyer's.
→ Balanced
Months of Supply
5.7 mo
Months to absorb current inventory at recent sales pace. Under 4 = seller's; 4-6 = balanced; over 6 = buyer's.
→ Balanced
% with Price Reduction
35 (avg -8.2%)
Share of active listings that have cut their original asking price. High = seller capitulation. Over 40% = strong buyer leverage; under 20% = sellers holding firm.
↑ Buyer signal
In-Escrow Ratio (Pending+AUC / Active)
21% (3,585 in escrow)
Listings currently in escrow as a share of active inventory, a direct demand signal. Over 30% = strong demand; under 15% = weak demand.
→ Balanced demand
List-to-Close Ratio (90-day)
93.7%
For closed sales in the last 90 days, median percentage of original asking price that homes actually sold for. Over 100% = bidding wars; 96-99% = balanced; under 96% = buyers winning negotiations.
↑ Buyers winning
Market Analysis

What the Data
Actually Means

Austin peaked in early 2022 - median prices touched $550K+ and homes routinely sold in under a week with multiple offers over list. That was an extreme seller's market driven by pandemic-era migration, historically low rates, and constrained inventory. It was not normal, and it did not last.

By late 2022, rates moved from 3% to over 7% in a matter of months. Buyer purchasing power dropped roughly 35%. Demand collapsed faster than new listings could clear. Inventory piled up. Days on market extended. Prices corrected 15 to 20% from peak across most Austin submarkets.

In 2026, Austin sits in a buyer-favorable market overall - but the conditions are not uniform. Inner-loop neighborhoods (78704, 78703, 78756, 78745) with limited supply and high desirability still move faster. Suburbs and outer-ring communities have the most buyer leverage. Price point matters enormously: sub-$500K Austin homes compete; luxury over $1.5M gives buyers significant negotiating room.

The practical implication: buyers today have time to be deliberate. Inspection contingencies are routine again. Sellers are negotiating on price and repairs. That was unthinkable in 2021 to 2022. If you're considering a purchase, this is a meaningfully better entry point than the past several years - though rates remain the main headwind on affordability.

What's Driving the Reading
  • Inventory above historical norms Active listing count has recovered significantly from 2021 to 2022 lows. More homes = more choice = buyer leverage.
  • Days on market extended Average DOM of 35 to 50 days signals homes are not flying off the market. Buyers have time to evaluate.
  • Prices stabilized, not crashing After a 15 to 20% correction from 2022 peak, prices have largely stabilized. Not a distressed market - just balanced.
  • Inspection contingencies are back The era of waiving inspections to compete is over in most price ranges. A major win for buyers.
  • Inner-loop under $500K still competitive Well-priced homes in Crestview, Travis Heights, and Mueller still see multiple offers. Sub-$500K remains the most competitive price band.
  • Rate uncertainty = cautious buyers 7%+ mortgage rates have reduced purchasing power. Many would-be buyers are waiting. This suppresses demand - good for serious buyers still in the market.
By Price Range

Market Conditions
by Price Tier

"Is Austin a buyer's market?" depends heavily on what you're buying. Here's how conditions break down by price range.

Under $400K
The most competitive segment in the metro. Limited inventory, high demand from first-time buyers and investors. Move-in-ready homes priced correctly still see multiple offers within 1 to 2 weeks. Buyers need pre-approval in hand and must move quickly.
Kyle / Buda
Pflugerville
Round Rock
Manor
Seller's Market
$400K, $600K
Balanced to slight buyer advantage. Most of the metro's inventory lives here. Good homes sell in 2 to 4 weeks; overpriced listings sit. Buyers have leverage on price and can negotiate repairs. First-time buyers stepping up from entry-level compete here.
Cedar Park
Leander
Georgetown
South Austin
Balanced
$600K, $1M
Clear buyer's market. Homes in this range are sitting 45 to 70 days on average. Sellers are negotiating - expect 1 to 3% off list price plus concessions. Buyers have full inspection contingencies, time to compare options, and real leverage.
North Austin
East Austin
Steiner Ranch
Lakeway
Buyer's Market
$1M+
Strong buyer's market. Months of supply can exceed 8 to 12 months in some luxury submarkets. Sellers in this range have often been on market 90+ days. Negotiating room is substantial - use it. Exception: impeccably priced Westlake/Eanes ISD homes at the right number still move well.
Westlake Hills
Tarrytown
Barton Creek
Lakeway
Buyer's Market
By Neighborhood

Austin Market Conditions
by Area

Estimated days on market and market classification by Austin submarket. Based on MLS absorption data and current active inventory. Inner-loop remains tighter; suburbs offer the most buyer leverage.

Submarket / Neighborhood Est. Avg. DOM Price Range Conditions
Central Austin
Travis Heights / Bouldin Creek 18 to 28 days $550K to $1.2M Balanced
East Austin (78702) 22 to 35 days $450K to $900K Balanced
Crestview / Brentwood 14 to 22 days $450K to $750K Competitive
Hyde Park 20 to 32 days $500K to $900K Balanced
Mueller 18 to 30 days $400K to $750K Balanced
South Austin
78704 (South Congress / Zilker) 20 to 35 days $600K to $1.5M Balanced
78745 (South Austin) 28 to 45 days $350K to $600K Buyer's
West Austin / Hill Country
Westlake Hills (Eanes ISD) 28 to 50 days $900K to $3M+ Buyer's
Steiner Ranch 35 to 60 days $500K to $1.2M Buyer's
Lakeway / Bee Cave 40 to 65 days $500K to $1.5M Buyer's
Suburbs / Growth Corridors
Cedar Park / Leander 35 to 55 days $320K to $600K Buyer's
Round Rock / Pflugerville 30 to 50 days $300K to $550K Buyer's
Kyle / Buda 40 to 70 days $270K to $450K Buyer's
Georgetown 45 to 75 days $320K to $600K Buyer's

DOM estimates based on MLS absorption data. Individual listings vary - new listings in desirable micro-locations priced correctly will always outperform averages. Contact Luke for a current analysis of a specific neighborhood or address.

Methodology

How We Determine
Buyer's vs. Seller's Market

Real estate professionals use three primary metrics to classify market conditions. Here's what each one means and how it applies to Austin right now.

Months of Supply
How long it would take to sell all current active listings at the current pace of closed sales. The most reliable single indicator of market conditions.
Under 3 months = Strong Seller's Market
3 to 5 months = Balanced / Slight advantage
5+ months = Buyer's Market
Days on Market (DOM)
Average number of days from list date to accepted offer. Fast DOM = seller's advantage. Extended DOM = buyers have time to compare and negotiate.
Under 14 days = Seller's Market
14 to 30 days = Balanced
30+ days = Buyer's Market
Sale-to-List Price Ratio
What percentage of list price homes actually sell for. Over 100% means overbidding wars. Under 98% means buyers are negotiating successfully.
Over 100% = Strong Seller's Market
98 to 100% = Balanced
Under 97% = Buyer's Market

Austin 2026 snapshot: Months of supply ranges from 2 to 3 months (sub-$500K) to 8 to 12+ months (luxury). Average DOM across the metro sits around 38 to 45 days. Sale-to-list ratio averages ~97 to 98% - meaning buyers are getting 2 to 3% under asking on average. Composite reading: buyer's market in most price ranges, balanced in entry-level. See the full market report for more detail.

Common Questions

Austin Market FAQ

Is Austin TX a buyer's market or seller's market right now in 2026?
Austin is currently a buyer's market in most price ranges. Active inventory is elevated above 2021 to 2022 lows, days on market average 35 to 50 days metro-wide, and sellers are negotiating on price, repairs, and concessions. The inner-loop and sub-$500K segments remain more competitive, but the overall market favors buyers who are prepared and can move decisively. See the full market report for current data.
What is months of supply in Austin right now?
Austin currently has approximately 3.5 to 5 months of supply across the metro, with significant variation by price tier. Under $500K runs 2 to 3 months (tighter). The $750K to $1.5M range sits at 5 to 7 months. Luxury ($1.5M+) can exceed 10 months in some neighborhoods. A balanced market is 4 to 6 months - Austin sits at or slightly above the buyer-favorable threshold.
Which Austin neighborhoods are still a seller's market?
Even in a broadly buyer-favorable market, some Austin micro-markets stay competitive. Crestview, Travis Heights, Bouldin Creek, and Mueller consistently see faster absorption and occasional multiple-offer situations on well-priced, move-in-ready homes. Entry-level pricing ($350K to $480K) anywhere in the metro creates competitive conditions. Check the neighborhoods guide for individual area breakdowns.
Should I buy in Austin now or wait?
For buyers planning to stay 5+ years, current conditions are materially better than 2021 to 2022: prices are 15 to 20% below peak in many areas, sellers negotiate, and inspection contingencies are routine again. The risk of waiting is missing the current inventory window - if rates drop, buyer demand will surge and inventory will tighten quickly. Your personal financial readiness matters more than timing the market perfectly. First-time buyer guide here.
Is it harder to sell a home in Austin now vs. 2022?
Yes - meaningfully harder. In 2022, well-priced Austin homes sold in under a week with multiple offers, often 10 to 15% over asking. Today, homes average 35 to 50 days, sellers accept inspection repairs, and offers typically land 1 to 3% below list. Sellers who price accurately, invest in professional photography, and prepare the home properly are still achieving strong results. Overpriced listings sit for months. See the selling guide for strategy.
How do Austin conditions compare to Dallas and Houston?
All three Texas metros have seen inventory increases since 2022. Dallas and Houston have generally recovered more quickly in the mid-range due to higher job density in those cores. Austin experienced a sharper price run-up (and therefore a sharper correction) relative to fundamentals. That correction has largely played out - Austin's current pricing is more rational than it was in 2021 to 2022, and the long-term demand story (tech migration, UT, population growth) remains intact.
Work With Luke

Ready to Buy or Sell
in Austin?

Market conditions are one input. The other is having an agent who knows how to use them in your favor. Whether you're a buyer looking for leverage or a seller who needs an honest pricing strategy - let's talk.

I'm Buying → I'm Selling → Talk to Luke
About the Author
Luke Allen, Austin TX Realtor, TREC #788149
Luke Allen
Licensed Austin TX Realtor · TREC #788149 · Full-time since 2019
★★★★★ 5.0 on Google · 30 Reviews

Luke Allen is a full-time Austin TX Realtor with the Austin Marketing + Development Group brokerage. He works with buyers, sellers, and investors across every Austin ISD and the surrounding neighborhoods, from Downtown and East Austin to Round Rock, Cedar Park, and the Hill Country. Every page on this site is written and maintained by Luke. This page was last updated on August 24, 2026.

📞 (254) 718-2567 [email protected] More about Luke →