Austin, TX Housing Market
Cold MarketMetro-level monthly sale metrics for rental investors — prices, inventory, pace, and negotiation signals. Figures represent the Austin, TX metro area.
Data period: May 2026
Market snapshot
- Median sale price
- $448K
- Median days on market
- 58 days
- Months of supply
- 5.2
- Active inventory
- 15,220
- Homes sold
- 2,923
- Sale-to-list ratio
- 97.6%
- Listings with price drop
- 35.8%
- Data month
- May 2026
Pair this view with the rental property calculator, DSCR calculator, and cap rate calculator — or browse all calculators.
Rental Investor Snapshot
Labels below come from monthly sale-market indicators only. True cash flow requires local rent, taxes, insurance, vacancy, and expense assumptions — model those in the rental calculator, then sanity-check against sale-speed signals here.
- Market temperature
- Cooling
- Buyer leverage
- High
- Pricing signal vs. U.S. median
- Near U.S. median (price only)
- Investor fit (heuristic)
- Negotiation · BRRRR
Watch-outs
- Slower sales (longer days on market) can mean more time to diligence — but also weaker demand.
- Elevated price cuts can signal negotiation room — verify condition, rents, and comps street-by-street.
Suggested next step: Run a rental property analysis with your own rent, financing, vacancy, and expense assumptions — then sanity-check against this market's sale-speed and negotiation signals.
Cold Market
Inventory is high and homes are sitting longer — a buyer's market.
Austin, TX market summary
The Austin, TX metro area housing market is cooling down. As of May 2026, the median home sale price is $448K, up 0.6% year-over-year. Homes are spending a median of 58 days on the market, 3.6% longer than a year ago.
There are 15,220 homes for sale — 8.9% fewer than last year. With 5.2 months of supply, this is a balanced market. 4,762 new listings were added during this period, down 10.6% year-over-year.
Homes are selling for 97.6% of their list price on average, suggesting room for negotiation. 14.6% of homes sell above their asking price. 35.8% of listings have had a price drop.
Market Opportunity Score
Based on current market conditions
78
Contributing Factors
How This Market Compares
vs. National Median
vs. Texas Median
Investor takeaway
The cooling market may present buying opportunities with less competition and more negotiating leverage. High inventory relative to sales pace means buyers have options and sellers may be flexible on price. A significant share of sellers are cutting prices, which can signal motivated sellers and potential deals.
Austin, TX market trends
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Detailed market metrics
Median list price
$475K
Price per sq ft
$216
Sale-to-list ratio
97.6%
Months of supply
5.2
Sold above list
14.6%
Price drops
35.8%
New listings
4,762
↓ 10.6% YoY
Pending sales
3,557
Off market in 2 weeks
24.3%
Austin, TX housing market FAQs
What is the median home price in Austin, TX?
For the latest published month, the median sale price in Austin, TX is $448K. Median means half of homes sold above that price and half below — it is a useful benchmark, not a rule for every listing.
Is Austin, TX a buyer's or seller's market?
With about 5.2 months of supply, the market is often closer to balanced — neither extreme scarcity nor extreme surplus.
How long do homes stay on the market in Austin, TX?
For the latest published month, the median days on market in Austin, TX is 58 days — half of homes went pending faster and half slower.
Is Austin, TX good for rental property investors?
Sale-market stats show how competitive buying is (speed, negotiation, inventory). They do not prove rent performance. Austin, TX can still work for rentals if the numbers work on a deal-by-deal basis — use local rent comps, financing, vacancy, and expenses in the rental property calculator.
How should investors analyze a rental property in Austin, TX?
Start with purchase price, financing, rent, vacancy, operating expenses, and capital repairs. Stress-test rates and rent. Will It Flow’s rental property calculator is built to translate those inputs into cash flow, DSCR, cap rate, and cash-on-cash return for Austin, TX deals.
Compare more Texas metro markets
Explore nearby sale-market pace and pricing, then run a shortlist through the rental property calculator.
Houston, TX
$345K · 49d on market
Dallas, TX
$425K · 47d on market
San Antonio, TX
$310K · 72d on market
Fort Worth, TX
$364K · 45d on market
El Paso, TX
$276K · 53d on market
Killeen, TX
$285K · 67d on market
Lubbock, TX
$250K · 43d on market
Amarillo, TX
$270K · 53d on market
National context
Step up to the U.S. housing market hub for national trends, then browse top metro markets by sales activity.
Underwrite a Austin, TX deal with real numbers
Use Will It Flow for cash flow, DSCR, cap rate, and cash-on-cash return — free and fast.
Housing market data provided by Redfin, a national real estate brokerage. Not financial advice. Always consult a qualified professional before making investment decisions.