Austin, Texas · Single-Family Homes
Market Update
A data-driven look at how Austin's single-family market shifted from June to July 2026 — pricing, pace, inventory, and what it means for the road ahead.
Authored by
Lauren A. Petty, REALTOR®
Brokered by eXp Realty
Closed Median
$632,900
▼ -2.6%
Months of Inventory
4.09
▲ +0.49
Absorption Rate
24.48%
▼ -3.31 pts
Avg DOM (Active)
82.3 days
▲ +4.3
Market Status
Balanced
▼ Buyer tilt
Executive Summary
Austin's single-family housing market remained balanced in July 2026, but several indicators shifted further in buyers' favor. Closed sales decreased 11.0% from June while active inventory increased 1.1%. That combination raised months of inventory from 3.60 to 4.09 months and reduced the absorption rate from 27.79% to 24.48%.
Prices softened across closed, active, and pending listings. The closed median price declined 2.6% to $632,900, while the active median price fell 3.3% to $619,000. Buyers also received substantially more assistance: average seller-paid buyer closing costs increased 53.3% to $6,141.
Although the market remains within the supplied balanced-market thresholds, increasing active days on market, declining contract activity, softer pricing, and higher concessions indicate improving negotiating conditions for buyers.
At a Glance
- Closed Sales786
- Active Listings3,211
- Pending405
- Median Close$632,900
- Market StatusBalanced
Market Activity Snapshot
June vs July — Listing Activity
Counts by transaction stage
Month-over-Month
Closed
786
Expired
119
Withdrawn
310
Active
3,211
Pending
405
Under Contract
532
Inventory & Affordability
1,523
Active listings without an HOA
≈47.4% of active inventory
159
Active listings priced below $300k
Up from 115 in June
+38.3%
MoM growth in sub-$300k inventory
Homes at or below $300,000 made up about 5.0% of July's active inventory, up from 3.6% in June. The combined pending and under-contract pipeline slipped from 969 to 937 listings — a 3.3% reduction.
Pricing Trends
Closed Median
$632,900
▼ -2.6%
Closed Average
$829,689
▼ -5.7%
$ / Sq Ft (Closed)
$336.19
▼ -4.6%
Seller-Paid Concessions
$6,141
▲ +53.3%
Close-to-List Ratio
97.45%
▼ -0.22 pts
Active Median
$619,000
▼ -3.3%
Active Average
$995,602
▼ -4.4%
Pending Median
$555,000
▼ -1.8%
Pricing Comparison — June vs July
Prices softened across closed, active, and pending listings
What it means: Price reductions were visible throughout the pipeline — not only among completed sales. The average active price fell below $1 million and both pending measures declined, suggesting sellers are adjusting expectations against slower turnover. Among closed listings reporting a value, 45.0% included a seller contribution (up from 43.1%), and the average contribution grew from about $9,305 to $13,647.
Fastest Moving Subdivisions
Top 3 by Avg Days on Market
Based on average days on market for July closed sales, using subdivisions with at least two closed transactions. Several subdivisions with a single July closing recorded zero days on market; a two-sale minimum was applied to reduce single-property distortion.
Highlands
Fastest movers
1.5
Avg DOM
Parten
Fastest movers
2
Avg DOM
Westover Hills Sec 03 Ph 04
Fastest movers
3.5
Avg DOM
Days on Market
DOM Trend
Closed Avg DOM
43.6 days
▲ up slightly from 43.4 days
Active Avg DOM
82.3 days
▲ up 5.5% from 78.0 days
Closed homes sold in about the same time as June, but active listings aged faster. The widening gap shows well-priced homes still move, while a growing share of inventory sits unsold for longer.
Inventory & Absorption
Absorption Rate
24.48%
July 2026
▼ from 27.79% in June
Months of Inventory
4.09
▲ up 13.5% from 3.60 months
Market Classification
Buyer's
< 20%
Balanced
20 – 32%
◆ July
Seller's
> 32%
July qualifies as a balanced market: absorption of 24.48% sits inside the 20%–32% range and 4.09 months of inventory inside the 3.1–5.0 month range. June also qualified, but July moved further toward buyer-favorable conditions within that range.
Significant Market Trends
Buyers gained negotiating leverage
Average seller-paid buyer closing costs jumped 53.3% to $6,141 — July's strongest buyer-leverage signal, alongside a lower close-to-list ratio and falling closed prices.
Inventory accumulated faster than demand
Active inventory rose 1.1% while closings fell nearly 11%. Months of inventory climbed 13.5% and absorption dropped more than three percentage points.
Existing inventory continued to age
Active average days on market rose 5.5% to 82.3 days, pressuring existing sellers to improve pricing, presentation, or incentives.
Pricing softened across the pipeline
Closed, active, and pending medians and averages all declined — a broader move than a shift confined to closed sales.
Contract activity weakened
Pending listings were flat, but under-contract fell 5.7%. The combined pipeline was 3.3% lower, offering less support for a near-term rebound in closings.
Lower-priced inventory expanded
Active homes at or below $300,000 grew from 115 to 159 — better entry-level choice, though still about one in twenty active homes.
Forecast
Austin is most likely to remain a balanced market with an increasingly buyer-favorable tilt during August 2026.
Closing volume is expected to stay flat or decline modestly because July ended with 3.3% fewer combined pending and under-contract listings than June. Active inventory should remain elevated, keeping months of inventory near or above four months and absorption in the low-to-mid 20% range. Median prices are likely to be relatively flat or face additional modest downward pressure, with sellers using price adjustments, closing-cost assistance, or rate buydowns to compete with aging inventory.
A shift into buyer-leaning territory would require absorption falling toward 19% or inventory exceeding 5.1 months. July's figures don't meet those thresholds yet, but the direction of movement warrants monitoring.
Leading Indicators
- Combined pending + under-contract pipeline down 3.3%
- Active inventory remains elevated near or above four months
- Absorption trending in the low-to-mid 20% range
- Active listings aging faster (82.3 days)
- Seller-paid concessions rising sharply (+53.3%)
Forecast
Balanced, tilting toward buyers.
▲ Buyer negotiating power
▼ Contract velocity
≈ Closed prices (near-term)
My predictions are bar any unforeseen events causing outliers and it's possible my crystal ball may not be functioning properly.
Interested in Your Neighborhood?
Interested in Your Neighborhood?
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Lauren A. Petty, REALTOR®
Brokered by eXp Realty
A professional analyst and project manager turned REALTOR® — serving information without the sales talk. That's exactly how I support buyers and sellers: strategy and calm so you can make clear decisions.
How I Work
- Deep knowledge of Austin-area neighborhoods, schools, and market trends grounded in data-driven analysis
- Project-managed precision so details don't slip
- A plan-first approach: clear timelines, decision points, and what happens next
- Personalized relocation assistance and community orientation
- Negotiation strategy focused on price + terms — concessions, option period, repairs, timelines
- Network of local service providers and resources