Austin Housing Inventory at 15,112

Supply Trends and Market Conditions | April 2026

Austin's housing market is carrying more inventory than it has in years, and for buyers who know how to read the data, that shelf of unsold homes tells a story worth paying close attention to.

Scroll down to view the full Austin Daily Real Estate Briefing PDF for April 06, 2026.

Welcome to the Austin Daily Real Estate Briefing for Monday, April 6, 2026. This austin market update draws on the latest MLS data to help buyers, sellers, agents, and investors understand exactly where the market stands and where it may be heading. Whether you are actively searching for a home, thinking about listing, or watching from the sidelines, the numbers published today offer a clear window into current conditions across the Austin metro area.

Active residential listings across the Austin market stand at 15,112 as of today. That figure is 4.2% higher than the same point a year ago, and it represents a market that still carries a meaningful supply advantage for buyers. To put it in historical context, the market peaked at 18,146 active listings on June 30, 2025, so while inventory remains elevated, it has pulled back considerably from that high. For buyers, the current level means more choices and more negotiating room than in prior years. For sellers, it means competition is real and pricing strategy matters more than ever.

One of the most telling signs of that competitive pressure is the price drop data. Fully 46% of all active listings across the Austin MLS have had at least one price reduction. That is nearly half of everything currently on the market. When you scan across individual cities, the pattern is consistent. In Georgetown, 51.6% of active listings have seen a price cut. In Hutto, that number is 53.8%. Kyle sits at 57.4%, Liberty Hill at 55.9%, and Lockhart at a notable 58%. This kind of widespread price adjustment tells the story of a market where many sellers initially listed at prices the market simply did not support, and where buyers have gained real leverage through patience.

The Activity Index, which measures the share of active listings going under contract in a given period, currently sits at 23.9% on an overall basis, unchanged from a year ago. For resale homes specifically, the Activity Index is 20.73%, which places the resale segment squarely in the Softening phase. This phase is defined by slower sales and rising inventory, conditions that have now been in place for an extended stretch of time. New construction, by contrast, is showing more momentum, with a 32.2% Activity Index that puts it in the Expansion phase. This gap between resale and new construction is not a small one. It reflects the reality that many builders have been more aggressive with incentives, rate buydowns, and price adjustments to keep sales moving, while resale sellers have had a slower adjustment process.

Months of Inventory for the overall market is 5.34, up from 5.14 a year ago, a rise of 3.9%. On the city level, Cedar Park sits at just 2.90 months, making it one of the tighter markets in the metro. Pflugerville is at 3.86 months and Round Rock at 3.99. These numbers suggest pockets of the market where supply is tighter and conditions are more competitive. On the other end of the spectrum, Jarrell is at 10.82 months, Dale is at 35.25 months, and Marble Falls is at 13.50 months. These outlier figures represent areas where the supply-demand imbalance is most severe, and where buyers have the most leverage to negotiate.

Despite elevated inventory, demand signals in the austin housing data are actually encouraging. Pending listings, which represent homes under contract and are considered a forward-looking demand indicator, now stand at 4,737, up 4.2% from 4,545 a year ago. On a cumulative basis from January through March, pending listings total 11,421, which is 4.6% higher than the same period in 2025 and 15% above the long-run historical average. That last number deserves attention. Pending activity running 15% above average while inventory remains elevated is a sign that buyers are engaging with the market even at current price levels and mortgage rate conditions. Demand has not retreated. It has actually moved ahead of prior-year comparisons.

The New Listing to Pending Ratio currently sits at 0.73 for the month, and at 0.76 year to date. The 25-year historical average for this ratio is 0.82. A ratio below 1.0 means more new listings are coming to market than are going under contract, which is how inventory builds up over time. The current reading confirms that the market is still absorbing homes at a slower pace than new supply is arriving, but the gap is narrowing compared to prior years. For agents working with buyers, this environment rewards speed and preparation. For sellers, it reinforces the importance of launching at a correctly priced position rather than testing the market at an aspirational number.

The austin housing forecast from a price perspective reflects a market in recovery mode following a historic run-up and correction. The median sold price for March 2026 came in at $428,990. That is down 22% from the May 2022 peak of $550,000, a drop of $121,000 in nominal terms. The average sold price for March was $573,831, which is down 15.85% from the peak of $681,939, also set in May 2022. These are meaningful corrections, and they have created genuine affordability improvements for buyers entering the market today. Tracking the median price against where it stood 36 months ago shows a current reading of negative 4.67%, meaning prices are still below where they were three years prior. That said, the month-over-month trend in March showed a positive move, with the median rising $22,582 from February's reading of $406,409.

The Absorption Rate, which measures the share of active listings that sold in a given period, is 20.75%. The historical average for this metric is 31.44%, meaning the current reading is well below the pace the market has historically maintained. A rate this far below average confirms that the market is moving slowly relative to its long-term norm. The Market Flow Score, a composite index combining multiple turnover metrics, is currently 4.66 out of 10, against a historical average of 6.56. Both of these figures paint a consistent picture of a market that is functioning but not firing on all cylinders by historical standards.

For investors watching the austin real estate forecast, the long-run projection model based on the market's 25-year compound appreciation rate of 4.592% suggests it would take approximately 69 months from the current median price of $428,990 to return to peak value. Using that appreciation rate as a guide, the market would reach an equivalent peak value of $551,934 by approximately November 2031. That timeline is useful context for anyone evaluating whether current prices represent a reasonable entry point for long-term ownership.

From the Home Value Index, 60% of cities tracked are currently classified as overvalued relative to inflation-adjusted 2020 baseline benchmarks, while 36.7% are fairly valued, and just 6.7% are undervalued. This distribution does not mean prices are about to fall sharply. It means that some markets within the metro have not corrected as deeply as others relative to fundamental measures of value, and buyers should understand which category their target market falls into.

The austin real estate forecast continues to favor buyers who are patient, well-prepared, and realistic about where prices stand. The combination of elevated inventory, widespread price drops, and a Softening Activity Index creates conditions that buyers have not seen in this metro for many years. At the same time, the rising pending sales data is a reminder that this market is not frozen. Homes priced well and presented attractively are still finding buyers. For sellers, that is the critical distinction: correct pricing is not optional in this environment, it is the difference between closing and sitting.

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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 today varies significantly depending on price, location, and condition, but the broader market data suggests sellers should plan for a longer process than they experienced just a few years ago. With 15,112 active listings on the market and Months of Inventory at 5.34, there is considerably more competition than at any point during the 2020 to 2022 run-up. The Absorption Rate of 20.75% is well below the historical average of 31.44%, which confirms that a smaller share of available homes is selling in any given period. Homes that are priced accurately from the start, and that are in good condition relative to their competition, tend to move faster, while overpriced listings are contributing to the 46% of active listings that have already experienced at least one price reduction.

What is the median home price in Austin in 2026?

The median sold price in the Austin metro area for March 2026 came in at $428,990, based on the most recent completed transaction data. That is a meaningful decline from the peak median of $550,000 reached in May 2022, representing a drop of approximately $121,000 or 22% from that high point. It is also worth noting that the median price was slightly below where it stood 36 months ago, with the trailing three-year comparison currently showing a reading of negative 4.67%. Month over month, however, the March figure showed improvement, rising $22,582 from the February 2026 median of $406,409, which is an encouraging short-term signal even in an otherwise still-adjusting market.

Is Austin real estate overvalued or undervalued?

According to the Home Value Index, which benchmarks current median prices against inflation-adjusted 2020 baseline values and long-run trend lines, 60% of Austin-area cities are currently classified as overvalued. That means the current median price in those cities still sits above what inflation and historical appreciation trends would suggest is fair value. Approximately 36.7% of cities are classified as fairly valued, and just 6.7% are currently undervalued, with Lockhart and Marble Falls being notable examples in the undervalued category. This does not mean a sudden price crash is inevitable, but it does suggest that in many parts of the metro, prices still have room to soften further before reaching levels that align with long-run fundamental benchmarks. Buyers doing serious research should check the specific Home Value Index classification for their target city before making an offer.

How much have Austin home prices dropped from their peak?

Austin home prices saw one of the most dramatic run-ups and subsequent corrections of any major metro in the country. The median sold price peaked at $550,000 in May 2022 and has since declined to $428,990 as of March 2026, a drop of $121,000 or about 22%. On the average price side, the peak was $681,939 in May 2022, and the March 2026 average of $573,831 represents a decline of roughly $108,000 or 15.85%. These corrections have been meaningful for buyers who were priced out during the peak, as they have restored a degree of affordability to the market. Using the market's 25-year compound appreciation rate of 4.592%, models project it would take until approximately November 2031 for the median price to return to an equivalent peak value of $551,934, underscoring just how significant the correction has been.

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

The Activity Index measures the percentage of active listings that go under contract during a given period, making it one of the most direct indicators of how quickly homes are actually selling relative to available supply. Today, the overall Activity Index is 23.9%, the same level it was a year ago, which signals that demand has stabilized even if it has not strengthened. For resale homes specifically, the Activity Index sits at 20.73%, placing that segment in the Softening phase, a range defined by slower sales and rising inventory. New construction is performing noticeably better, with an Activity Index of 32.2% that puts it in the Expansion phase, reflecting the success builders have had using incentives and price adjustments to attract buyers. An Activity Index in the Softening range for resale means that sellers face real competition from the current pool of 11,438 resale listings and need to be realistic about both pricing and days on market expectations.

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.