Ascend Group
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Austin Market Report  ·  October 2026
Latest published MLS data  ·  September 2026
 
Median $421,000  ·  Up 1.4% year over year  ·  5.4 months of supply
Fewer sales, firmer prices, and room to negotiate
September was the month higher mortgage rates showed up in the numbers. 2,223 homes closed across the metro, 14.8 percent fewer than last September, while the median price edged up 1.4 percent to $421,000. The buyers still shopping were watching the monthly payment more than the sticker price.
The forward-looking numbers are steadier than the headline. Pending sales slipped just 1.8 percent to 2,313, so plenty of buyers are still writing contracts, and homes closed at 92.7 percent of their original list price on average, up from 91.4 percent last September. Supply sits at 5.4 months with 13,465 homes for sale — real choice for buyers and a fair hearing for a well-priced home.
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Where the leverage sits
Buyers
Favourable
13,465 active listings across the metro and 3,546 new ones added in September.
Sellers
Steady
Median up 1.4% and 92.7% of list price achieved, better than last September.
Supply
5.4 mo
Down 0.1 months from last September. Balanced, not tight.
$421,000
Median price  ·  up 1.4%
2,223
Homes sold  ·  down 14.8%
13,465
Active listings  ·  down 3.4%
$1.27B
Sales volume  ·  down 10.4%
Your part of the metro
Median sale price, September 2026 against September 2025.
Area Median YoY Supply
City of Austin $570,958 +4.2% 5.4 mo
Travis County $497,400 +2.6% 5.8 mo
Williamson County $395,000 −2.5% 5.0 mo
Hays County $399,900 +10.8% 4.8 mo
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What the same budget buys
City of Austin   $570,958
 
Travis County   $497,400
   
Metro-wide   $421,000
   
Hays County   $399,900
   
Williamson County   $395,000
   
Roughly $176,000 separates the city median from Williamson County. Hays County rose 10.8 percent on 294 sales and edged past Williamson this month — smaller counties swing more from month to month, so read one month as a signal rather than a trend.
What is my home worth?
Around town
 
Oak Hill
The Barton broke ground on 402 homes along Hwy. 71
OHT Partners started construction Oct 6th on three-story garden buildings and two-story townhomes across 60 acres near Southwest Parkway, with more than 40 acres kept as green space. First homes are expected in early 2028.
 
Central Austin
Rosedale School site rezoned for up to 435 apartments
City Council gave final approval Sept 24th to multifamily zoning with a 75-foot height limit on the 4.62-acre campus at 49th Street. A lawsuit over the site’s deed restrictions is unresolved, so the sale to OHT Partners is not final.
 
Northwest Austin
Tri Pointe plans 410 homes at Pearson Ranch
Townhomes and single-family homes on 40- to 50-foot lots at SH 45 and Parmer Lane, with 15 acres of parkland. Construction is expected to start in early 2027, with sales in 2028.
 
Lake Travis
Canyon Ranch opens in Spicewood on Oct 22nd
The 600-acre wellness resort has 141 hotel rooms and 134 residential units, with on-site homes starting at $3.8 million. A new luxury anchor for the west side of the metro.
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
Hot Luck Festival, Oct 16th–17th
Chef-driven food and live music at Franklin Barbecue, Mohawk and Assembly Hall.
Formula 1 U.S. Grand Prix, Oct 22nd–25th
Race weekend at Circuit of The Americas. Expect heavy traffic in the southeast and full hotels citywide.
Texas Book Festival, Nov 14th–15th
Free and downtown, with more than 250 authors and programming for kids and teens.
Trail of Lights, Dec 10th–23rd
Zilker Park’s holiday trail. General admission is free on several nights.
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 September 2026 Central Texas Housing Report, released Oct 13th, 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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