13,842 Active Listings Shape Austin Housing Inventory Trends in March 2026

13,842 Active Listings Shape Austin Housing
Inventory Trends in March 2026

Austin's housing market is carrying more inventory, more price cuts, and more opportunity for buyers than it has in years, and the numbers from this Monday's briefing make that case in full detail.

The austin real estate market begins the week of March 9, 2026 with 13,842 active residential listings on the market. That figure is 7.1% higher than the 12,928 listings recorded at this same point in 2025, and it stands well below the all-time peak of 18,146 reached on June 30, 2025. The decline from that peak reflects a gradual tightening of supply since last summer, but inventory levels remain elevated by historical standards, and that reality is shaping the experience of every buyer, seller, and agent in this market right now.

Scroll down to view the full Austin Daily Real Estate Briefing PDF for March 09, 2026.

Of those 13,842 active listings, 10,072 are resale properties and 3,770 are new construction homes. The fact that new construction makes up more than 27% of available supply is a notable detail for buyers, because builder competition often comes with rate buydowns, closing cost assistance, and other incentives that resale sellers simply cannot match. For anyone shopping in the austin housing market today, new construction deserves a close look alongside traditional resale listings.

One of the most telling figures in today's data is the price reduction rate. Across the entire Multiple Listing Service, 47.3% of all active listings have experienced at least one price drop. That means nearly half of all sellers have already adjusted their expectations downward. In a market where sellers once held all the cards during the 2021 and early 2022 frenzy, a number like 47.3% tells a very different story. Some cities are feeling this pressure even more acutely. Liberty Hill shows a 63.3% price drop rate, Hutto sits at 60.2%, and Lockhart reaches 58.2%. For buyers targeting specific suburbs, these figures can be a useful guide to where negotiating power is most pronounced.

The Activity Index for resale properties currently stands at 20.88%, placing the market in the softening phase according to the market phase framework used in this briefing. That range, which runs from 20% to 25%, is characterized by slower sales, rising inventory, and increasing pressure on sellers to compete on price. New construction is performing comparatively better, with an Activity Index of 30.86%, which technically places the new home segment at the lower edge of the expansion phase. This gap between resale and new construction performance is one of the defining features of the current austin market update cycle.

Months of Inventory provides another clear window into current conditions. The overall figure stands at 4.92 months, up 8% from 4.56 months recorded in March 2025. When looking at resale properties specifically, the Months of Inventory framework categorizes the market by range. At 4.92 months, the overall market sits close to the neutral zone boundary, but many individual cities are well into buyer-advantage or buyer-control territory. Lockhart is at 8.42 months, Manor at 6.58 months, and Wimberley at 6.48 months. Cedar Park, at just 2.90 months, is one of the few areas that still leans toward sellers. These city-level differences matter enormously for buyers and sellers trying to set realistic expectations about pricing and days on market.

Sales volume for March 2026 comes in at 2,630 closed transactions, which is essentially flat with March 2025's pace of 2,646 and modestly below the historical average for the month of March. Cumulative sold properties from January through March total 6,346, which is 2.7% below last year's pace but 11.1% above the long-run historical average for this period in the calendar year. The market is moving, but it is moving on buyers' terms in most areas.

The median sold price in March 2026 is $456,071. That represents a 4.8% increase from February 2026, which is an encouraging monthly gain. Year over year, the median is up 4.8% compared to March 2025's figure of $435,000, which is a positive signal for sellers hoping to see stabilization. However, context matters greatly here. The median sold price remains 17.08% below its May 2022 peak of $550,000. In dollar terms, that is roughly $94,000 below peak, and market projection data suggests it could take until approximately March 2030 for the median to fully recover to that prior high, assuming the long-run annual appreciation rate of 4.839% holds going forward.

The Absorption Rate, which measures what percentage of active listings are actually selling in a given period, currently stands at 17.39%. The historical average for this metric is 31.49%, meaning today's rate is barely more than half of what a normally functioning market would show. A low Absorption Rate confirms what the inventory numbers already suggest: there are far more homes available than buyers are actively purchasing at any given moment. For sellers, this reinforces the importance of competitive pricing and strong presentation from the start.

The Market Flow Score reinforces this picture. Today's reading is 4.06 on a scale of 0 to 10, compared to a historical average of 6.57. This composite metric captures how efficiently inventory is being absorbed across multiple dimensions, and a score of 4.06 reflects a market that is moving, but slowly. It is a buyer's environment by most measures, and that condition is likely to persist through the spring unless demand accelerates meaningfully.

From an austin real estate forecast perspective, the data points to continued stability rather than dramatic movement in either direction. The market correction that began in mid-2022 appears to have found a floor near the current median price level, and modest year-over-year price appreciation suggests sellers are no longer losing significant ground. At the same time, the supply of available homes is still large enough that buyers retain leverage on price, inspection contingencies, and seller concessions. That combination, a stabilizing price floor with buyer-friendly negotiating conditions, is exactly the kind of environment that thoughtful buyers should be taking seriously.

For real estate agents, the data also highlights the value of granular, city-level analysis. The difference between a market like Cedar Park with 2.90 months of inventory and a market like Dale with 35.25 months is enormous. Clients who understand these distinctions are better positioned to set realistic timelines and make offers that reflect actual local dynamics rather than broad metro averages.

For investors watching the long-term austin housing forecast, the current median price of $456,071 represents a market that has corrected significantly from its peak and is now tracking along its long-run appreciation trajectory. Entry points in a post-correction environment historically have offered attractive returns over a 5 to 10 year holding period, and the data today supports that case in Austin.

Visit Austin Daily Real Estate Briefing at teamprice.com/austin-daily-real-estate-briefing for the complete archive of daily market data.

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FAQ SECTION

How long does it take to sell a home in Austin right now?

The time it takes to sell a home in Austin in 2026 varies significantly depending on location, price point, and property condition, but the broad market data tells an important story. With Months of Inventory sitting at 4.92 across the metro and a resale Activity Index of just 20.88%, buyers are taking more time to make decisions than they did during the 2021 and 2022 seller's market. Homes in high-demand suburbs like Cedar Park, where Months of Inventory is just 2.90, are moving considerably faster than properties in areas like Lockhart, which carries 8.42 months of supply. Sellers who price competitively from the start and present their homes well are still generating strong interest, as reflected in the current sold-to-list price ratio of 97.51%, but overpriced listings are increasingly sitting on the market and eventually joining the 47.3% of active listings that have already required at least one price reduction.

What is the median home price in Austin in 2026?

The median sold price for the Austin area in March 2026 is $456,071, which represents a meaningful jump of $50,417 from February 2026's figure of $405,654. On a year-over-year basis, that is a 4.8% increase compared to March 2025's median of $435,000, which is an encouraging sign of stabilization after several years of declining or flat values. However, it is important to keep that number in context: the median sold price remains 17.08% below the May 2022 peak of $550,000, a gap of approximately $94,000 in raw dollar terms. For buyers, the current median reflects a market that has corrected significantly from its peak, while for sellers, it confirms that prices are no longer in freefall and that modest appreciation is returning to the austin housing market.

Is Austin real estate overvalued or undervalued?

According to the Home Value Index used in today's briefing, which compares current median sold prices to inflation-adjusted fair value benchmarks based on early 2020 prices, the picture is mixed across the metro. Overall, the entire Austin market is classified as fairly valued, with the past 90-day median of $405,990 sitting just 2.02% above its inflation-adjusted fair value of $397,942. However, 22 of the 30 cities analyzed, or 73.3%, are classified as overvalued at the city level, with markets like Wimberley, Liberty Hill, and Lago Vista showing the largest premiums above fair value. Only one city, Lockhart, is classified as undervalued, trading 10.63% below its inflation-adjusted benchmark. For buyers evaluating the austin real estate market in 2026, this data suggests that while the overall metro has corrected to fair value territory, individual city selection matters enormously for long-term value.

How much have Austin home prices dropped from their peak?

Austin home prices have fallen significantly from their 2022 highs by both the average and median measures. The median sold price peaked in May 2022 at $550,000 and now stands at $456,071 in March 2026, representing a decline of 17.08%, or approximately $94,000. The average sold price tells a similar story: it peaked at $681,939 in May 2022 and now sits at $588,024, a drop of 13.77%, also roughly $94,000 in dollar terms. Market projection models based on Austin's 25-year compound appreciation rate of 4.839% suggest that it could take until March 2030, approximately 49 months from today, for the median price to recover to its corrected peak target of approximately $548,145. For buyers considering a purchase today, the correction represents an opportunity to enter the austin real estate market at prices well below recent highs, with long-run appreciation working in their favor over time.

What does the Activity Index tell us about the Austin market?

The Activity Index is a measure of how actively the market is transacting relative to available supply, and today's numbers tell a clear and informative story about the current austin market update. The overall resale Activity Index of 20.88% places the market squarely in the softening phase, a range that spans from 20% to 25% and is characterized by slower sales, rising inventory, and increasing seller competition. For comparison, the expansion phase, which reflects strong demand and rising prices, begins at 30%, a threshold that the overall resale market is well below right now. New construction is a notable exception, with an Activity Index of 30.86% that places it at the lower edge of expansion. When looking at individual zip codes and cities, the range is wide: some Austin zip codes show Activity Index readings above 40%, indicating pockets of strong demand, while rural and outer-ring suburbs show readings below 15%, which falls into crisis or freeze territory. Understanding the Activity Index at the city and zip code level is one of the most powerful tools available for buyers, sellers, and agents trying to read the real state of the austin housing market in 2026.

Have a Question or Want to Dive Deeper?

If you’d like a custom breakdown of the data, want help interpreting today’s market trends, or just have a question about buying or selling in Austin, let us know. Fill out the form below and a member of our team will get back to you promptly.