This is the live Austin MLS snapshot for August 17 to 23, 2026 - real listing data, updated at report generation time. Not a national estimate. Not Zillow. The actual active inventory and market metrics as of this week.
Market Overview - August 17 to 23, 2026
Austin's housing market has 23,588 active for-sale listings this week with 6.58 months of supply - firmly in buyer's market territory. The median list price of $448,900 and average 73 days on market tell a story of a market that has shifted in buyers' favor - overpriced listings are sitting and accumulating days on market.
52% of active Austin listings have seen a price reduction. This elevated price-cut rate signals that sellers initially overpriced and are adjusting to meet the market.
Austin Real Estate by City - August 17 to 23, 2026
| City | Active | Median Price | Avg DOM | Sale/List |
|---|---|---|---|---|
| Austin | 5427 | $539K | 71 days | 100.0% |
| Georgetown | 1488 | $479K | 69 days | 100.0% |
| Leander | 796 | $507K | 70 days | 100.0% |
| Round Rock | 741 | $447K | 64 days | 100.0% |
| Kyle | 651 | $335K | 72 days | 100.0% |
| Liberty Hill | 603 | $550K | 78 days | 100.0% |
| Pflugerville | 594 | $398K | 64 days | 100.0% |
| Bastrop | 542 | $365K | 76 days | 100.0% |
| Hutto | 519 | $345K | 62 days | 100.0% |
| San Marcos | 515 | $370K | 73 days | 100.0% |
Austin Condo Market - August 17 to 23, 2026
The Austin condo segment shows distinct dynamics from single-family homes. With 1,794 active condo listings at a median price of $355,000 and average 79 days on market, condos are tracking slower than the broader market. Downtown and central Austin condo buyers currently have meaningful negotiating leverage, particularly on resale units competing with newer inventory.
New Construction - August 17 to 23, 2026
12% of active Austin listings (2,813 homes) are new construction. Builders in the Austin metro are actively using incentives to move inventory: rate buydowns to the low-to-mid 5% range, closing cost credits of $10,000 to $25,000, and extended rate locks up to 8 months. For buyers who can work with a longer timeline, new construction with builder incentives can represent a better effective rate than resale purchases with conventional financing.
What This Means for Buyers
Buyers hold their strongest leverage in years. With 73 average days on market and 6.58 months of supply, there's time to be selective. Use inspection results as a negotiating tool, ask for closing cost assistance, and don't be afraid to submit below asking on homes that have been sitting.
What This Means for Sellers
Pricing accuracy is not optional. Homes priced above market are sitting 73+ days and ultimately selling for less than they would have at an accurate list price. Buyers are comparing everything. Presentation, professional photography, and MLS syndication quality matter more in a slower market - they determine whether you get showings at all.
Austin TX Realtor · TREC #788149
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