Austin Housing Market Report: September 2026
Sales drop as mortgage rates climb, but Austin prices hold
Higher mortgage rates slowed home sales across Central Texas in September. Closed sales in the Austin metro fell 14.8% from a year earlier, to 2,223, the steepest drop in months. Unlock MLS called the decline significant and a sign of how sensitive buyers are to rate changes.
Prices held up far better than sales. The metro median rose 1.4% to $421,000, and the City of Austin median rose 4.2% to about $571,000. Pending sales were down only 1.8%, so buyers who need to move are still moving.
With 5.4 months of inventory across the metro, the market is close to balanced. Sellers received an average of 92.7% of their list price, up from a year ago, which suggests sellers are pricing more realistically than they were last fall.
September 2026 by area
| Area | Median price | Closed sales | Pending sales | New listings | Active listings | Months of inventory | % of list price |
|---|---|---|---|---|---|---|---|
| Austin metro (MSA) | $421,000+1.4% y/y | 2,223−14.8% y/y | 2,313−1.8% y/y | 3,546+2.8% y/y | 13,465−3.4% y/y | 5.4−0.1 mo y/y | 92.7%91.4% last yr |
| City of Austin | $570,958+4.2% y/y | 777−12.7% y/y | 743−8.6% y/y | 1,295−1.1% y/y | 4,502−10.3% y/y | 5.4−0.3 mo y/y | 92.5%90.8% last yr |
| Travis County | $497,400+2.6% y/y | 1,031−9.6% y/y | 1,043−3.1% y/y | 1,710−0.9% y/y | 6,360−6.1% y/y | 5.8−0.2 mo y/y | 92.5%90.8% last yr |
| Williamson County | $395,000−2.5% y/y | 765−12.1% y/y | 784−3.4% y/y | 1,078+7.7% y/y | 4,249−2.8% y/y | 5−0.1 mo y/y | 93%91.9% last yr |
| Hays County | $399,900+10.8% y/y | 294−30.5% y/y | 323−1.8% y/y | 498+12.4% y/y | 1,898+4.9% y/y | 4.8+0.4 mo y/y | 93.2%92.2% last yr |
| Bastrop County | $340,000−1.2% y/y | 105−21.1% y/y | 116+3.6% y/y | 196−6.2% y/y | 723−10.4% y/y | 7.6+0.9 mo y/y | 92.2%91.1% last yr |
Residential sales from Unlock MLS. Changes are compared with September 2025. Around six months of inventory is generally considered a balanced market.
What this means for buyers and sellers
- You have room to negotiate. With more than five months of inventory, many sellers will consider closing-cost help or a rate buydown.
- Watch the payment, not just the price. A seller-paid rate buydown can lower your monthly cost more than a price cut of the same size.
- Don’t wait for the Fed. Markets expect another rate increase in December, so rates could go up before they come down.
- Price it right from day one. Buyers are payment-sensitive, and overpriced homes sit and end up selling for less.
- Consider offering a rate buydown. It can bring in more buyers than a price cut and protect your sale price.
- Presentation matters more when buyers have choices. Small repairs, paint and good photos make a real difference.
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
- August 2026: Higher rates cool sales and prices across Central Texas
Source: Unlock MLS: September 2026 Central Texas Housing Report (released October 13, 2026). Data deemed reliable but not guaranteed.