Georgetown, Round Rock, Cedar Park Lead Austin Housing April 2026

Georgetown, Round Rock, Cedar Park
Lead Austin Housing April 2026

Austin Real Estate Market Update April 30, 2026 | Daily Briefing

Suburban Austin is telling two very different stories this spring, and the gap between the winners and the laggards is the most important signal in today's data. For anyone following the austin housing market this spring, the most useful question to ask is no longer whether the metro is recovering. It is which cities are recovering and which are still falling behind. Today's austin market update shows a metro that is genuinely working through inventory, but the experience of a buyer or seller in Cedar Park looks almost nothing like the experience of someone in Bastrop or Marble Falls. That divergence is the real headline of the day.

Scroll down to view the full Austin Daily Real Estate Briefing PDF for April 30, 2026.

Start with the metro-wide picture so the city detail makes sense. There were 16,064 active residential listings in the austin metro at the end of April, up 1.7% from 15,796 at the same point last year. That is a meaningful number because it sits roughly 2,082 listings below the recent peak of 18,146 set on June 30, 2025. Inventory is climbing again on a year-over-year basis, but the pace of the climb has cooled compared to the steep increases buyers grew used to in 2023 and 2024. Of those active listings, 12,301 are resale homes and 3,763 are new construction. Just under half of all active listings, 48.5% to be exact, have taken at least one price reduction. That is the single clearest signal that sellers across austin real estate are still adjusting to where buyers actually are.

Demand is responding. Pending listings rose to 5,276, a 6.2% increase from last April. Cumulative pending sales from January through April hit 15,846, which is 3.9% above last year and 13.8% above the long-run average. That is the third or fourth consecutive month where pending activity has run ahead of last year's pace, and it deserves attention because pending counts are a forward-looking demand signal. The Activity Index, which measures pending listings as a share of active inventory, climbed to 24.7% from 23.9% in April 2025. New construction is pulling more weight in that figure, with a 33.16% activity reading, while resale activity sits at 21.70%. The metro overall remains in the Softening phase, where slower sales and rising inventory still define conditions, but the trend line is moving in the right direction.

Now to the city level, where the austin housing forecast becomes a story of two markets. The cities with the strongest demand profiles right now are Cedar Park, Pflugerville, Round Rock, and Buda. Cedar Park leads with a 33.97% activity index and only 2.90 months of inventory, putting it firmly in Seller Acceleration territory. Pflugerville shows 25.64% activity and 3.86 months of inventory. Round Rock posts 3.99 months. These are the suburbs where well-priced homes are still moving quickly and where seller leverage has not disappeared. Buyers in these markets need to come prepared because the inventory cushion is thinner than the metro average suggests.

The other side of the ledger is more sobering. Bastrop carries 12.35 months of inventory and a 16.38% activity index. Burnet has 11.89 months and 12.58% activity. Marble Falls sits at 13.50 months and just 8.47% activity. Spicewood, Smithville, and Dale all show inventory levels above 15 months. These outlying cities are in Buyer Control conditions, meaning excess supply and downward price pressure. If you own in one of these markets and need to sell, your strategy has to start with realistic pricing because the carrying cost of being wrong on price is now measured in seasons, not weeks.

Georgetown deserves its own paragraph because of its size and visibility in austin housing. The city has 1,201 active listings, the largest count outside the city of austin itself. Activity Index sits at 23.19% with 5.23 months of inventory. Georgetown has a balanced sellers-per-buyer ratio of 2.8 and falls right in the middle of the metro performance distribution. The 78628 zip code shows 6.19 months of inventory while 78626 sits at 5.89 months. For buyers and sellers in Georgetown, the takeaway is that conditions are stable and pricing is competitive, but neither side has the upper hand the way they would in Cedar Park or, conversely, in Bastrop.

Pricing tells its own story across price tiers. The bottom 25th percentile of homes sold in the austin metro over the past 30 days saw prices drop 2.08% year over year, with price per square foot falling 4.99%. The top 25th percentile actually appreciated 3.11% in price and 3.07% in price per square foot. That bifurcation matters. Lower-priced homes, which carry more rate-sensitive buyers and more first-time buyer demand, are still under pressure. Higher-priced homes are holding their value better because that buyer pool is less affected by mortgage rate volatility. The metro median sold price for April came in at $444,990, only $510 below April 2025 and identical to where it landed in June 2025. The median is now down 19.09% from the May 2022 peak of $550,000.

For real estate agents and investors thinking about the austin real estate forecast, the absorption rate offers another useful read. April absorption sat at 17.70%, well below the historical average of 31.39%. The Market Flow Score, which blends four turnover measures into a single efficiency index, came in at 3.75 against a long-run average of 6.55. Both metrics confirm that the market is functioning, but at roughly half its historical efficiency. Inventory is moving, but slowly. New construction continues to absorb faster than resale, with new construction posting a 33.16% activity index versus 21.70% for resale. That gap is what is keeping cities with heavy builder activity, like Pflugerville, Hutto, and Manor, from showing the inventory bloat that surrounds the outer ring.

Finally, the buyer-seller balance metric. The metro currently has 3.0 sellers per buyer. Of the 30 cities tracked, zero are classified as Hot, one as Warm, 19 as Balanced, 9 as Cool, and 1 as Cold. At the zip code level, only 2 of 75 are Hot and 3 are Cold. That distribution reinforces the central message of today's austin market update. Most of the metro is functioning in a balanced range. The action, both positive and negative, is happening at the edges, in the specific cities and zip codes where local supply, builder activity, and price segment combine to create very different outcomes.

For buyers, the lesson is to know your submarket before you start writing offers. For sellers, the lesson is to understand exactly which of these two austin markets your home sits in before you set a list price. For agents, the value you bring right now is not in summarizing the metro number but in interpreting the city-level number for the specific client in front of you. Visit the 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 buyers focused on the austin metro, conditions today favor preparation more than urgency. With 16,064 active listings and 48.5% of them already carrying at least one price reduction, buyers have real negotiating leverage in most cities. However, the picture changes by submarket. In Cedar Park, where months of inventory sits at just 2.90, buyers will face competition and need to move quickly. In Bastrop or Marble Falls, with inventory above 12 months, buyers can take their time and negotiate aggressively on price and concessions. The right answer depends on which city you want to live in.

Are home prices dropping in Austin Texas?

Yes, but the rate of decline has slowed significantly. The median sold price for April 2026 came in at $444,990, just $510 below April 2025 and unchanged from June 2025. That is the smallest year-over-year decline in months. The metro is now down 19.09% from its May 2022 peak of $550,000. Importantly, prices are not dropping uniformly. The bottom 25th percentile of homes saw prices fall 2.08% year over year, while the top 25th percentile actually rose 3.11%. Whether prices are dropping for you depends on the price tier and city you are shopping in.

What is the Austin housing market forecast for 2026?

The austin housing forecast for the rest of 2026 points to continued slow recovery rather than a sharp turn. Pending sales are running 6.2% above last year and the Activity Index has improved from 23.9% to 24.7%. However, the Market Flow Score of 3.75 sits well below the historical average of 6.55, meaning the market is still operating at roughly 57% of its long-run efficiency. Based on the 25-year compound appreciation rate of 4.739%, the median price would not return to its $551,194 peak until December 2030. Expect a long, gradual climb rather than a quick rebound.

How does Austin inventory compare to historical levels?

Austin's current inventory of 16,064 active listings is elevated compared to most of the past two decades but is now off its recent peak. The June 2025 high reached 18,146 listings, so today's count is 2,082 below that. Cumulative new listings from January through April totaled 18,382, which is actually 3.8% below last year but still 27.6% above the long-run average. Months of inventory at 5.62 is essentially identical to last April's 5.65. Inventory is high, but it has stabilized rather than continuing to climb the way it did through 2023 and 2024.

Which Austin cities have the most price drops right now?

Looking at year-over-year median price changes, Marble Falls leads the declines at negative 17.8%, followed by Lockhart at negative 12.1% and Driftwood at negative 11.8%. San Marcos prices fell 10.6% and Spicewood dropped 8.3%. On the active listing side, the cities with the highest share of price reductions include Hutto at 59.1%, San Marcos at 57.0%, and Kyle at 55.6%. These are the markets where sellers are actively competing on price right now. Buyers shopping in these cities have the most leverage in the entire metro, while buyers in Cedar Park, Round Rock, and Buda will find a much tighter pricing environment.

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