Austin TX Real Estate
Live data pulled directly from Austin MLS. Median prices, active inventory, price tier breakdown, and neighborhood trends — updated monthly so you always have an accurate picture of what the market is actually doing.
Live MLS Data
Where Austin's current inventory sits across price tiers — calculated from live MLS data. The distribution tells you where buyer demand and seller supply are concentrated right now.
What this tells us: The under-$500K tier remains the most competitive segment — demand from first-time and move-up buyers consistently outpaces supply at this price point. The $600K–$900K range has softened meaningfully since 2022, with more days on market and room to negotiate. The luxury segment ($1.5M+) has its own dynamics: fewer buyers, longer timelines, but strong buyer quality.
Austin Metro Breakdown
The Austin metro stretches across multiple cities. Here's where current inventory is concentrated, which reflects where builders and sellers are most active.
| City | Active Listings | Share of Inventory | Explore |
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Data reflects all active residential listings in the Austin MLS. Sample based on up to 2,000 most recent listings.
March 2026 Assessment
A price-tier-by-tier breakdown of who holds the leverage — buyers or sellers — in each segment of the Austin market right now. For the full deep-dive, see Is Austin a buyer's or seller's market?
This is Austin's tightest segment. First-time buyers and investors compete for the same entry-level homes, and well-located properties under $450K still receive multiple offers. Sellers in this range are in the strongest position in the market.
Strategy: Buyers need to be pre-approved (not just pre-qualified), move quickly, and expect to offer at or near asking price. Contingencies can be negotiated but should be reasonable.
The middle market has the most balance. Days on market are higher than in 2022, and sellers are increasingly open to price reductions and closing cost contributions. Buyers have real negotiating power without being able to lowball.
Strategy: Offer slightly under asking on homes that have been sitting 30+ days. Request an inspection and use the option period. A skilled buyer's agent can negotiate $15K–$40K in concessions in this range.
The upper-middle segment has softened considerably. Inventory is elevated, buyer pool is smaller, and motivated sellers are negotiating. Homes in this range that aren't priced aggressively are sitting 60–90+ days.
Strategy: This is the range where patience pays. Wait for price reductions on overpriced listings. Negotiate hard on inspection items. Ask for rate buydowns as seller concessions.
Austin's luxury market is the most buyer-friendly segment. Very few buyers qualify or choose to purchase in this range, and sellers often have carrying costs that motivate negotiation. Meaningful discounts from list price are common.
Strategy: Luxury buyers should lowball strategically, especially on listings that have sat 60+ days. Fully furnished negotiations, rate buydowns, and repair credits are all on the table. Don't be afraid to walk away — the inventory will still be there next month.
Luke Allen's Take
What the data actually means — from someone who's been doing this in Austin for years and sees the market from the inside.
Austin is in a post-correction stabilization phase. After the frenzied 2021–2022 market — where median prices peaked near $550,000 and homes routinely sold 10–20% above asking within days — the market corrected sharply through 2023 as interest rates rose. By mid-2024, prices had stabilized roughly 15–20% below peak in most suburbs. For a detailed breakdown of why prices fell and what happens next, see Are Austin home prices still falling?
In 2026, we're seeing modest positive momentum in central Austin neighborhoods, continued softness in outer suburbs where new construction created oversupply, and a luxury market that remains challenging for sellers but interesting for well-capitalized buyers.
Key InsightThe buyers who are going to look back on 2026 as a great entry point are the ones buying inner-loop Austin right now. Central neighborhoods within 5 miles of downtown have long-term demographic tailwinds that no amount of rate fluctuation changes.
Over 200+ new construction homes are currently active in the Austin MLS — a supply factor that didn't exist at this scale in 2021. Builder incentives (rate buydowns to 4.99%, free upgrades, closing cost contributions) are effectively competing against resale homes in the $400K–$700K range.
This is good for buyers in that price range and challenging for resale sellers. If you're selling in the $450K–$650K range in a suburb with active new construction nearby, you're competing against builders with deep pockets. Pricing and presentation are critical.
Despite elevated inventory, Austin's market hasn't cratered for a simple reason: Austin's job market remains among the strongest in the country. Tesla's Gigafactory, Apple's $1B campus, Dell's headquarters, and University of Texas create consistent demand for housing at all price points.
Population growth has slowed from the 150/day peak but continues. People are still moving here — just with more deliberation and less FOMO than in 2021.
Mortgage rates remain the biggest variable in the market. At current rates, a $500,000 home with 20% down carries a monthly payment (PITI) of approximately $3,400–$3,600 — meaningfully higher than the $2,200–$2,400 payment the same home carried in 2020–2021.
This payment shock is real and is suppressing demand. But it also means the buyers who are active today are more qualified, more motivated, and less speculative than buyers at the 2022 peak. Multiple offers are happening again on well-priced homes — just not the 30-offer frenzies of 2021.
Rate Strategy"Date the rate, marry the house." If rates drop meaningfully — which most economists project at some point in 2026–2027 — refinancing is straightforward. A great price on the right home is permanent. Overpaying for a home because you want to wait for lower rates carries its own risk.
One of the defining characteristics of the 2026 Austin market is extreme divergence between neighborhoods. Hyde Park, East Austin, Bouldin Creek, and Travis Heights are performing much better than distant suburbs. Pflugerville, Manor, and far-north suburbs that saw speculative buying in 2020–2022 are still working through elevated inventory.
This is why market-wide statistics can be misleading. The Austin "market" is really a dozen micro-markets with meaningfully different supply/demand dynamics. A good agent knows the difference.
Practical Takeaways
The same market data reads very differently depending on whether you're buying or selling. Here's what the 2026 Austin market means for each side of the transaction.
Common Questions
Market-wide data tells you the direction of the tide. What actually matters is what's happening in the specific neighborhood and price range you care about — and that requires someone who's looking at those streets and listings every day.
Whether you're trying to decide if now is the right time to buy, want to know what your home is worth today, or are just trying to make sense of conflicting data you're reading online — a 30-minute call with me will give you a cleaner picture than hours of research.
I'll follow up within 24 hours — usually same day.