Ascend Group
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Austin Market Report  ·  September 2026
Latest published MLS data  ·  August 2026
 
Median $412,000  ·  Down 6.4% year over year  ·  5.1 months of supply
Prices moved for buyers, and sellers still closed
August was the month affordability improved. The metro median came in at $412,000, down 6.4 percent from August last year, and 2,501 homes closed — 7.3 percent fewer than a year ago. Higher rates thinned the buyer pool, and the homes that sold were priced to meet the buyers who were still shopping.
Two numbers cut against the gloom. Pending sales rose 1.5 percent to 2,623, so more contracts were written in August than a year earlier, and sellers held 93.2 percent of their asking price on average, up from 92.2 percent last August. Supply sits at 5.1 months — roughly two weeks tighter than a year ago, and still enough room to negotiate properly.
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Where the leverage sits
Buyers
Favourable
13,676 active listings across the metro, and the median is $28,000 below last August.
Sellers
Improving
Pending sales up 1.5% and 93.2% of list price achieved, better than last August.
Supply
5.1 mo
Down 0.4 months from last August. Balanced, not tight.
$412,000
Median price  ·  down 6.4%
2,501
Homes sold  ·  down 7.3%
13,676
Active listings  ·  down 6.5%
$1.40B
Sales volume  ·  down 11.1%
Your part of the metro
Median sale price, August 2026 against August 2025.
Area Median YoY Supply
City of Austin $560,000 −4.3% 4.6 mo
Travis County $489,000 −6.4% 5.1 mo
Williamson County $399,900 −5.9% 4.6 mo
Hays County $355,000 −1.4% 5.5 mo
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What the same budget buys
City of Austin   $560,000
 
Travis County   $489,000
   
Metro-wide   $412,000
   
Williamson County   $399,900
   
Hays County   $355,000
   
Roughly $205,000 separates the city median from Hays County. That gap is why so many of our buyers this year ended up somewhere they had not originally considered.
What is my home worth?
Around town
 
Skyline
Texas’ tallest tower finished construction downtown
Work wrapped on the 74-storey mixed-use tower in September: 352 apartments, roughly 703,000 square feet of office and 252 hotel rooms in one building. Austin now holds the state height record Houston had kept since 1981.
 
Southeast Austin
NRP Group broke ground on 336 income-restricted apartments
Catalina, built with the Housing Authority of Travis County, will hold one to four bedroom homes across twelve buildings for households earning 30 to 70 percent of area median income. Work started in September.
 
East Austin
St. John redevelopment cleared its land transfer
The city-led project on 19 acres is set to deliver 526 mixed-income apartments plus retail and green space, with work starting this year. Worth watching if you own nearby.
 
Growth
458 acres bought in Manor for a 1,335-lot community
Eastwood Ventures picked up the land east of Austin in September. Supply on that side of the metro keeps arriving, which is part of why eastern submarket prices have stayed flat.
Property tax
The protest window is closed. The preparation window is open.
Travis and Williamson County protests were due May 15th, so 2026 values are settled. Two things are worth doing now rather than in April. First, confirm your homestead exemption is actually on file — the school-district exemption stands at $140,000 after Proposition 13 passed in November 2025, and qualifying seniors and disabled homeowners can exclude $200,000. It is the largest single reduction available and people move without re-filing. Second, if you believe your value is high, gather your comparable sales while the sales are recent. Notices go out around Apr 1st, and the protest deadline is May 15th or 30 days after your notice, whichever is later.
Coming up on the calendar
ACL Fest, Oct 2nd–4th & Oct 9th–11th
Two weekends at Zilker Park. If you live nearby, plan showings around it — buyer traffic drops both weekends.
Austoberfest, Sat Oct 3rd
The Austin Saengerrunde’s Oktoberfest at Scholz Garten, the oldest continuously operating tavern in Texas.
Austin Oktoberfest, Sat Oct 10th
The German-Texan Heritage Society’s festival at the old German Free School downtown. Kid friendly.
Hot Luck Festival, Oct 16th–17th
The live food and music festival, now moved to the fall, at venues around the city.
Send me my comps
Whatever you are weighing up, a twenty minute conversation is usually enough to know your next move.
Email us   512-355-0150
 
Ascend Group
Ascend Group  ·  Powered by LPT Realty
Figures are from the Unlock MLS August 2026 Central Texas Housing Report, released Sept 15th, 2026, covering single-family homes, condos and townhomes, compared year over year. Market data describes past activity and is not a prediction. Tax and legal details are general information, not advice — confirm your own situation with your appraisal district or a qualified professional.
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