Austin Housing Market Insights
August 2026 data · Updated September 25, 2026 · Next update October 20, 2026
The Austin–Round Rock–San Marcos market is close to balanced. The median sale price is $410,970, homes sold are up 0.26% year over year, and inventory sits at 5.3 months.
Austin market at a glance
| Metric | August 2026 | Year over year |
|---|---|---|
| Median sale price | $410,970 | −6.12% |
| Homes sold | 2,737 | +0.26% |
| Active listings | 14,078 | −0.30% |
| Months of inventory | 5.3 | — |
| Days to sell | 109 | +3.81% |
“Days to sell” is the Texas Real Estate Research Center’s measure of days on market plus days to close — not days on market alone.
What this means if you are buying in Austin
At 5.3 months of inventory, the market is close to balanced — the conventional line is around six months. Practically, that means bidding wars are the exception, and asking for closing-cost help, repairs, or a rate buydown is a normal request rather than a long shot.
Homes are taking about 109 days from listing to closing, 3.81% longer than a year ago. Listings that have been sitting past the 60-day mark are usually where the negotiating room is.
What this means if you are selling in Austin
Sales volume is up 0.26% year over year and there are roughly 14,078 active listings competing for attention. Pricing at the market rather than above it is what separates a quick closing from a listing that goes stale and invites lowball offers.
What a flat fee is worth at Austin's median price
At that price a traditional 3% listing commission runs about $12,329. KAT Realty's flat seller fee is $5,999 — a difference of roughly $6,330, and the gap widens as price rises, because the fee does not.
| Sale price | Traditional 3% listing commission | KAT Realty flat fee | Difference |
|---|---|---|---|
| $307,000 | $9,210 | $5,999 | $3,211 |
| $410,970 | $12,329 | $5,999 | $6,330 |
| $614,000 | $18,420 | $5,999 | $12,421 |
| $878,000 | $26,340 | $5,999 | $20,341 |
Illustrative. Actual commission arrangements vary by transaction. A luxury property fee applies above $900,000.
Buying in Austin as an investment
Austin’s rent-to-price ratio is among the weakest in Texas, and at the median a financed rental does not cash-flow. The full arithmetic — net operating income, cap rate, the parcel tax rate and the down payment it would actually take to break even — is set out on the Austin investment property page.
Frequently asked questions
Is Austin a buyer's or seller's market right now?
Austin is close to a balanced market. At 5.3 months of inventory in August 2026, it sits below the six-month level economists typically use to mark the line between the two.
What is the median home price in Austin?
$410,970 for August 2026 across single-family, condominium, and townhouse sales in the Austin–Round Rock–San Marcos metropolitan area, down 6.12% from a year earlier.
How long does it take to sell a house in Austin?
About 109 days from listing to closing in August 2026. That figure includes both time on market and the roughly 30 to 45 day closing period, so actual time to accept an offer is shorter.
How much can I save with a flat fee agent in Austin?
At the Austin median of $410,970, roughly $6,330 compared with a 3% listing commission. KAT Realty Group charges $5,999 for full-service seller representation and $4,999 for buyer representation, anywhere in Texas.
How current is this data?
This page reports August 2026 data from the Texas Real Estate Research Center at Texas A&M University and is refreshed monthly as new figures are released.
Thinking about a move in Austin?
KAT Realty Group provides full-service flat fee representation across the Austin metro — $4,999 for buyers and $5,999 for sellers. Buyers pay nothing upfront; the buyer fee is due at closing, only if the purchase closes. Sellers pay $600 at listing signing and the balance at closing, only if the home sells.
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Data used in this report come from the Texas REALTOR® Data Relevance Project, a partnership between Texas REALTORS® and local REALTOR® associations throughout the state. Analysis is provided through a research agreement with the Texas Real Estate Research Center at Texas A&M University.
Figures cover single-family, condominium, and townhouse sales closed through Texas MLS systems; new-home sales negotiated directly with builders outside the MLS are not included.