Austin Housing Market Report: August 2026
Higher rates cool sales and prices across Central Texas
Higher interest rates weighed on Central Texas home sales in August. Closed sales in the Austin metro fell 7.3% from a year earlier, to 2,501, and the metro median price fell 6.4% to $412,000.
Buyers didn’t disappear. Pending sales in the metro rose 1.5%, with gains in Williamson County. Unlock MLS pointed to job growth and economic development as continued support for the market.
Inventory tightened slightly, to 5.1 months across the metro, and sellers received an average of 93.2% of their list price.
August 2026 by area
| Area | Median price | Closed sales | Pending sales | New listings | Active listings | Months of inventory | % of list price |
|---|---|---|---|---|---|---|---|
| Austin metro (MSA) | $412,000−6.4% y/y | 2,501−7.3% y/y | 2,623+1.5% y/y | 3,579−7.0% y/y | 13,676−6.5% y/y | 5.1−0.4 mo y/y | 93.2%92.2% last yr |
| City of Austin | $560,000−4.3% y/y | 844−10.3% y/y | 814−9.2% y/y | 1,249−5.7% y/y | 4,554−14.5% y/y | 4.6−1.1 mo y/y | 93.3%91.6% last yr |
| Travis County | $489,000−6.4% y/y | 1,111−9.5% y/y | 1,136−1.1% y/y | 1,703−7.6% y/y | 6,427−10.2% y/y | 5.1−0.8 mo y/y | 93.2%91.6% last yr |
| Williamson County | $399,900−5.9% y/y | 855−4.1% y/y | 960+9.3% y/y | 1,151−9.2% y/y | 4,374−5.4% y/y | 4.6−0.6 mo y/y | 93.6%93.1% last yr |
| Hays County | $355,000−1.4% y/y | 396−8.1% y/y | 346−13.5% y/y | 4930.0% y/y | 1,860−1.7% y/y | 5.5+1.0 mo y/y | 93%92.1% last yr |
| Bastrop County | $342,495−5.1% y/y | 98−14.8% y/y | 134+8.9% y/y | 170−13.3% y/y | 759−4.9% y/y | 7.4−0.3 mo y/y | 91.8%91.5% last yr |
Residential sales from Unlock MLS. Changes are compared with August 2025. Around six months of inventory is generally considered a balanced market.
What this means for buyers and sellers
- Prices were down from last year in most of the region, which gave buyers more room to negotiate.
- Get preapproved and compare loan options, since small rate differences add up over 30 years.
- Expect buyers to compare carefully. Homes that are priced and prepared well still sell.
- Be ready to negotiate on closing costs or repairs rather than holding firm on list price.
Every neighborhood moves differently. For live numbers on a specific area, see its neighborhood page, or ask for a free valuation of your home. For rates and the Fed, read my monthly market update.
Questions about your market?
Call or text Chris at (512) 387-2708, or send a message.
Past market reports
- September 2026: Sales drop as mortgage rates climb, but Austin prices hold
Source: Unlock MLS: August 2026 Central Texas Housing Report (released September 15, 2026). Data deemed reliable but not guaranteed.