Austin Housing Inventory Hits 16,264 Active Listings

Austin Housing Inventory Hits 16,264 Active Listings
April 2026 Market Update

Austin Real Estate Market Update April 27, 2026 | Daily Briefing

Austin's housing inventory is barely budging year over year, but underneath the headline number, demand is quietly catching up to supply in a way the market has not seen in months.

The Austin daily real estate briefing for Monday, April 27, 2026 opens the week with 16,264 active residential listings across the metro. That is just 1.1 percent higher than this time last year, when 16,095 homes sat on the market. After two years of double-digit inventory growth, this near-flat year-over-year reading is one of the clearest signals yet that the supply side of the austin real estate market is starting to stabilize. Active inventory remains 1,882 listings below the June 30, 2025 peak of 18,146, and that gap is the foundation of today's austin housing forecast story.

Scroll down to view the full Austin Daily Real Estate Briefing PDF for April 27, 2026.

Within that pile of 16,264 active listings, 47.6 percent have already taken at least one price cut. That is a meaningful share of homes where sellers have already moved off their original asking price, and it tells buyers that negotiation room is still very real in this austin housing market. The split between new construction and resale is also worth noting. Of the active inventory, 3,842 are new construction and 12,422 are resale, meaning the resale segment continues to do the heavy lifting on supply while builders manage their own inventory more tightly.

The demand picture is where today's data gets interesting. Pending listings sit at 5,166, up 4.8 percent from 4,931 a year ago. Within that figure, 1,829 pendings are new construction and 3,337 are resale, which means new construction is punching above its weight given that it represents only about 24 percent of active supply. When you put inventory growth of 1.1 percent against pending growth of 4.8 percent, you get the cleanest version of today's austin real estate forecast message. Demand is rising faster than supply for the first time in a while, even if both numbers remain elevated by historical standards.

The Activity Index, which measures pending listings as a percentage of active plus pending, climbed to 24.1 percent today, up from 23.5 percent at this point last year. The 2.8 percent year-over-year improvement keeps the resale segment of the market firmly in the Softening phase, defined as 20 to 25 percent on the Activity Index. Resale alone reads 21.18 percent while new construction comes in at 32.25 percent, which puts builders in the Expansion phase. That split matters for buyers, sellers, and agents because it shows that the path from listed to pending is much shorter for new homes than for resale right now.

Months of Inventory tells a similar stabilization story. Today's reading is 5.71 months compared to 5.77 a year ago, a small decline of 1.0 percent. For context, anything between 5.0 and 6.9 months sits in the Neutral Zone, where pricing pressure is generally balanced. Austin proper has actually seen a sharper improvement, with city-level Months of Inventory falling 13.5 percent year over year. That is a real shift inside the city limits even as the broader metro looks flat. The Cumulative New Listing to Pending ratio for the year stands at 0.73, still well below the 25-year average of 0.82, but the monthly ratio of 0.61 in April shows that pending activity is keeping pace better than earlier in 2026.

Cumulative numbers from January through April reinforce the same point. New listings year to date total 17,945, down 6.1 percent year over year but still 24.7 percent above the long-term average. Pending listings year to date sit at 15,173, which is essentially flat against last year at down 0.5 percent and a healthy 9.2 percent above the historical average. Sold properties through April reached 9,356, up 2.1 percent year over year and 14.6 percent above average. The market is producing more closings than the long-term norm, which is a constructive backdrop for any austin housing forecast looking out over the next two quarters.

Pricing remains the area where buyers retain the most leverage. The April average sold price is 585,701 dollars and the median is 440,000 dollars. The median is now 20.0 percent below the May 2022 peak of 550,000 dollars, a drop of 110,000 dollars per home. The average is off 14.11 percent from its peak. Tracking the median against the same month 36 months prior shows the market is currently down 5.38 percent on that comparison, indicating that the price drawdown has stretched into a fourth year. Using the 25-year compound appreciation rate of 4.694 percent, a return to the peak median of approximately 550,135 dollars would take roughly 60 months, putting peak recovery somewhere around March 2031.

The bottom and top ends of the market are diverging. Comparing April 2025 to April 2026, the bottom 25th percentile saw prices fall 2.93 percent and price per square foot drop 5.30 percent. The top 25th percentile, by contrast, was essentially flat, with prices down only 0.01 percent and price per square foot actually up 0.64 percent. This is an important nuance for anyone reading a generic austin market update. Higher-end inventory is holding value while entry-level pricing continues to compress, which has implications for first-time buyers, investors hunting for cash flow, and move-up sellers timing their next purchase.

City-level data shows 7 of 30 tracked cities posted year-over-year median price gains while 23 declined. Across 75 zip codes, the buyer-seller balance reads as 2 Hot, 10 Warm, 42 Balanced, 19 Cool, and 2 Cold. The metro-wide Sellers per Buyer ratio is 3.1, classifying 17 cities as Balanced and 10 as Cool. That distribution underscores why local strategy matters. The market is not uniform, and zip codes like 78739 and 78749 are behaving very differently from places like 78705 or 78730.

Market efficiency remains the soft spot. The Absorption Rate, which measures the share of active inventory that sells in a given period, came in at 14.74 percent against a historical average of 31.38 percent. The Market Flow Score sits at 2.79 versus a long-run average of 6.55. Both readings show that turnover is still well below normal, which keeps this austin real estate environment favorable to buyers who can negotiate and patient sellers who can price correctly the first time.

The big takeaway from today's austin housing data is that supply is no longer climbing the way it was, demand is showing a real pulse, and the gap between the two is narrowing for the first time in this cycle. Whether that translates into firmer pricing later in 2026 will depend on whether pending growth continues to outpace inventory growth in May and June, traditionally the busiest months of the year.

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

1. What does the Market Flow Score mean for Austin buyers and sellers?

The Market Flow Score, or MFS, is a single index that blends four turnover metrics, including the Active-to-Sold ratio, Demand-Supply Velocity, Market Absorption Efficiency Ratio, and Market Turnover Efficiency Score, into a value between 0 and 10. Today Austin's MFS reads 2.79 against a historical average of 6.55, which means the market is moving at less than half its normal speed. For buyers, that translates into more inventory to choose from, more time to make decisions, and stronger negotiating leverage on price, repairs, and concessions. For sellers, a low MFS means correct pricing, professional presentation, and patience are essential, because homes are not absorbing at the pace they did from 2019 through early 2022.

2. How long will it take for Austin home prices to recover to their 2022 peak?

Based on the 25-year compound appreciation rate of 4.694 percent for the Austin market, recovering from today's median sold price of 440,000 dollars to the May 2022 peak of approximately 550,135 dollars would take about 60 months, putting that recovery around March 2031. The market is currently 20.0 percent below peak, which means prices need to appreciate 25.0 percent from here to fully recover. That math assumes we have already reached the bottom and that future appreciation tracks the long-term average. Faster job growth, lower mortgage rates, or a sharper supply correction could shorten that timeline, while the opposite conditions could extend it.

3. Is Georgetown Texas a good place to buy a home in 2026?

Georgetown remains one of the most active submarkets in the metro, with 1,220 active listings today, the highest count outside the city of Austin itself. The Activity Index for Georgetown sits at 22.23 percent, placing it in the Softening phase, while Months of Inventory comes in at 5.23 in the Neutral Zone. Median sold price for Georgetown reads 429,995 dollars in 2026 versus 450,000 dollars in 2025, a year-over-year decline of 4.4 percent and roughly 11.9 percent below its peak. For buyers, that combination of healthy supply, moderate softening, and a meaningful price reset makes Georgetown a market worth serious consideration, especially for buyers who value space, schools, and newer construction.

4. What is happening with new construction in the Austin market?

New construction is currently the most active segment of the austin real estate market by a wide margin. Builders represent 3,842 of today's 16,264 active listings, but they are pulling 1,829 of the 5,166 pending listings, which is why the new construction Activity Index reads 32.25 percent and lands in the Expansion phase. Resale, by comparison, sits at 21.18 percent, well inside the Softening phase. The reason for the gap is incentives. Builders are routinely buying down rates, covering closing costs, and offering price reductions that resale sellers cannot easily match, which is pulling buyers toward newer inventory at a faster pace than resale.

5. Are Austin home sellers still getting their asking price?

Sellers in April 2026 closed at 97.69 percent of list price on average, which is actually a slight improvement over recent months and a sign that pricing strategies have caught up with market reality. That said, 47.6 percent of active listings have already had at least one price drop before going under contract, meaning many sellers reach that 97.69 percent ratio only after they have reset their initial number. Compared to 2021, when the sold to list ratio peaked above 104 percent, today's environment requires sellers to price accurately on day one rather than counting on competitive bidding. Homes that price right, present well, and respond quickly to market feedback are the ones still getting close to full ask, while overpriced listings sit and accumulate price drops.

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.