Austin Housing Inventory Climbs to 16,029 in April 2026

Austin Housing Inventory Climbs to 16,029 in April 2026 | Supply Trends

Austin Housing Inventory Grows While Demand Quietly Strengthens

Austin real estate is sending a more nuanced signal this spring than the headlines suggest, and the numbers out of Monday's briefing tell the real story. Active residential listings across the Austin metro have climbed to 16,029, up 3.0 percent from the 15,564 we saw at this point in 2025. That is a meaningful bump in supply, but it is also still 2,117 homes below the June 30, 2025 peak of 18,146. For buyers, sellers, investors, and real estate agents trying to read the austin housing forecast, the supply picture is only half the story. The demand side is doing something interesting too.

Scroll down to view the full Austin Daily Real Estate Briefing PDF for April 20, 2026.

Pending listings are currently at 5,083, which is 4.1 percent ahead of the 4,885 we had in April 2025. When active listings rise and pending contracts rise at nearly the same pace, you do not have a runaway oversupply problem. You have a market that is absorbing its new inventory about as fast as it is being created. That is an important distinction for anyone making decisions right now. Of the 5,083 homes currently under contract, 1,829 are new construction and 3,254 are resale, which tells you builders are continuing to move product aggressively while the resale market holds its own.

The Activity Index, which compares pending contracts against all available supply, sits at 24.1 percent today versus 23.9 percent a year ago. That tiny 0.8 percent improvement lands the resale market squarely in what we call the Softening phase, between 20 and 25 percent. Softening is not a crisis. It means sales are slower than peak years and inventory is rising, but the market is still functioning. New construction, by contrast, is running a 32.71 percent Activity Index, which puts the builder segment in full Expansion territory. Resale sits at 20.97 percent, closer to the lower end of Softening. Buyers shopping resale homes have more room to negotiate than buyers shopping new builds, and that gap has been widening for months.

One of the most honest pictures of this market comes from the price reduction data. Currently, 46.5 percent of all active listings have had at least one price drop. That is nearly one in every two homes for sale. Sellers who priced their homes based on 2022 comps are discovering that the austin market update of today does not reward optimism. It rewards pricing that matches current buyer expectations. The sold-to-list ratio for April came in at 97.73 percent, which shows that homes that do go under contract are still getting close to asking. The trick is setting the right asking price in the first place.

Months of Inventory now reads 5.63, up 1.5 percent from 5.55 a year ago. For reference, a balanced market tends to sit between 5 and 7 months. Austin is inside that neutral zone, leaning slightly toward buyer advantage in the resale segment. Year over year, 8 of the 30 tracked cities in the Austin metro posted increases in their median sold price, while 21 posted declines. That is not a uniform correction. That is a market sorting itself out city by city, submarket by submarket. Wimberley leads the appreciation list with a 22.1 percent year over year gain in median price, while Marble Falls sits at the bottom with a 17.8 percent year over year decline.

The cumulative data tells another part of the story. New listings from January through April total 16,751, which is down 12.3 percent from the same period in 2025 but still 16.8 percent above the long-term average. In other words, sellers are listing fewer homes than they did last year, but the inflow is still heavier than what Austin real estate has historically absorbed. Cumulative pending sales from January through April come in at 14,064, down 7.8 percent year over year but still 1.5 percent above the historical average. The gap between new listings and pending sales is 2,687 homes, meaning supply continues to outpace demand on a cumulative basis even as the monthly comparison tightens.

On pricing, the average sold price for April 2026 is $573,223, and the median sold price holds at $445,000. Compared to the May 2022 peak of $681,939 average and $550,000 median, the average is off 15.94 percent and the median is off 19.09 percent. Using the 25-year compound appreciation rate of 4.74 percent and assuming we are at the bottom of the correction, it would take approximately 57 months, or until December 2030, for the median price to recover to a peak value of $551,209. That is a long runway, but it is also a disciplined one. The market does not need a speculative boom to get there. It needs steady, historical-average appreciation.

The high versus low price analysis adds another wrinkle. Over the last 30 days, bottom 25th percentile homes saw prices fall 3.06 percent year over year and price per square foot fall 6.83 percent. Top 25th percentile homes saw prices fall 5.38 percent but price per square foot fall only 3.62 percent. In plain language, luxury buyers are getting larger, more valuable homes for relatively less money per square foot, while affordability at the entry level has improved more on sticker price than on square footage. This matters for investors sizing up value plays and for first-time buyers weighing whether this spring is their window.

The Absorption Rate for Austin real estate is currently 21.47 percent, well below the historical average of 31.45 percent. The Market Flow Score reads 4.96, below the long-run average of 6.56. Both readings confirm what the Activity Index is telling us. Austin is moving, just not quickly. For agents working this market, the winning play is the same as it has been: sharp pricing, strong photography, aggressive first-week marketing, and a realistic conversation with sellers about where the comps actually live today.

For buyers, the austin real estate forecast for the weeks ahead looks favorable. Inventory is the highest it has been at this point in years outside of the 2025 peak cycle, nearly half of sellers have already blinked once on price, and pending data shows competition is measured rather than frantic. For sellers, the path forward requires meeting the market where it is, not where it was three years ago. For investors, the softness in the top 25th percentile price per square foot opens up interesting entry points on larger homes in established areas.

Taken together, today's austin housing data shows a market with rising supply, steady demand growth, disciplined pricing, and a clear directional story: we are in a softening resale environment with a strong new construction undercurrent. 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

Is now a good time to buy a home in Austin?

For many buyers, April 2026 is one of the better windows Austin real estate has offered in years. There are 16,029 active listings on the market today, and 46.5 percent of them have already taken at least one price cut. That level of seller flexibility is rare in a market that is still seeing pending sales rise 4.1 percent year over year, which tells us demand is present but measured. Buyers today have real negotiating room, and with Months of Inventory at 5.63 and the Activity Index sitting in the Softening phase at 24.1 percent, the pressure to make snap decisions is gone.

Are home prices dropping in Austin Texas?

The answer depends on which slice of the market you are looking at. The median sold price for April 2026 is $445,000, which is essentially flat year over year at just 0.1 percent below last April, but it is down 19.09 percent from the May 2022 peak of $550,000. Of the 30 Austin metro cities tracked, 21 showed year over year declines in median price, while 8 showed gains. So prices overall are down from their peak and continuing to adjust city by city, but the monthly freefall seen in 2023 has largely stabilized into a slower, more surgical correction pattern.

What is the Austin housing market forecast for 2026?

The austin housing forecast for the rest of 2026 points to a market that keeps softening in the resale segment while new construction stays strong. Pending sales are up 4.1 percent year over year and active listings are up 3.0 percent, which suggests the supply and demand picture is stable even if it is moving more slowly than historical averages. The Market Flow Score of 4.96 is below the historical average of 6.56, confirming turnover efficiency remains under pressure. Expect more price discovery, more inventory choices, and gradual rather than sudden shifts throughout the year.

How does Austin inventory compare to historical levels?

At 16,029 active listings, Austin inventory is 3.0 percent above where it stood a year ago and still elevated compared to the pre-2024 decade. Cumulative new listings from January through April total 16,751, which is 16.8 percent above the long-term average even though that figure is down 12.3 percent from 2025. This tells us the supply side of Austin real estate remains historically heavy despite a slowdown in new seller activity. For context, the June 2025 inventory peak was 18,146, so we are running about 11.7 percent below that recent high.

Which Austin cities have the most price drops right now?

Looking at year over year median price changes, Marble Falls leads the declines at 17.8 percent down, followed by Lockhart at 10.9 percent down and San Marcos at 9.7 percent down. Elgin is off 8.7 percent, Driftwood is off 8.6 percent, and Cedar Creek is off 6.8 percent year over year. On the active listings side, Burnet, Wimberley, and Hutto top the list for the largest year over year jumps in Months of Inventory. Buyers hunting for value in the current austin market update should pay close attention to these markets where inventory is stacking up and seller competition is sharpest.

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.