Austin Housing Inventory June 2026: 16,894 Active, Supply Down

Austin Real Estate Market Update June 01, 2026 | Daily Briefing

The real story behind today's austin real estate numbers is not one big headline, it is two quiet trends pulling in opposite directions at the same time. Austin began June with 16,894 active residential listings, and that number tells you a lot about where the market stands right now. It sits 2.31 percent below where active inventory stood a year ago, when 17,294 homes were on the market, and it remains well under the June 2025 peak of 18,146 listings. In plain terms, there are 1,252 fewer homes competing for buyers than at last summer's high point. For anyone following austin housing, that shrinking supply is one of the most important signals on the board today, because inventory shapes nearly everything else that follows.

Scroll down to view the full Austin Daily Real Estate Briefing PDF for June 01, 2026.

Of those active listings, 3,884 are new construction and 13,010 are resale homes. That split matters because the two segments are behaving very differently, and we will come back to that. First, look at price behavior on the active side. More than half of all current listings, 50.7 percent, have taken at least one price cut. That is a clear message to sellers, because buyers are still price sensitive, and homes that launch too high are getting corrected by the market rather than rewarded. For buyers, that same number is a reminder that there is room to negotiate, especially on listings that have been sitting.

Now to the part of the data that points the other way. Pending contracts, which are the best early read on demand because they show what buyers are doing right now rather than what closed weeks ago, came in at 5,084. That is up 6.4 percent from the 4,777 pending a year ago. Looking at the full year, cumulative pending activity from January through May reached 20,532, which is 4.9 percent ahead of last year and 13.8 percent above the long term average. Pending sales are a leading indicator, and right now they are leaning in a healthier direction than they were twelve months ago.

That demand strength shows up in the Activity Index, which rose to 23.1 percent from 21.6 percent last year, an improvement of 6.9 percent. The Activity Index is worth reading carefully, because it can move for more than one reason. In this case it improved both because pending contracts grew and because active listings shrank. When demand rises while supply falls, the index climbs, and that is exactly what happened. The gap between segments is striking here. New construction is running an Activity Index of 31.68 percent, while resale sits at 20.15 percent, which tells you builders are still moving homes faster than the resale market, often with the help of rate buydowns and other incentives.

Months of Inventory backs up the tightening story. The metro now sits at 5.91 months, down 4.5 percent from 6.19 months a year ago. Months of Inventory measures how long it would take to sell every active listing at the current pace of sales, so a lower number means a tighter market. The historical month end table, which is the authoritative source for these year over year comparisons, shows the picture is split right down the middle across the cities we track, with 15 metros higher than last year and 15 lower. Stretch the lens to two years and 23 of 30 cities show higher inventory than June 2024, a reminder that the market is still carrying more supply than it did before the correction deepened.

Speed is another part of today's austin housing forecast worth noting. The median home that went pending did so in just 7 days, and 27.4 percent of all active listings hit the market within the last 30 days. Well priced homes in desirable areas are still moving quickly, even as the broader market carries elevated supply. The new listing to pending ratio sits at 0.67, meaning new listings are arriving more slowly than contracts are being written, which is another quiet point in favor of the tightening narrative.

On the price side, remember that sold prices are a lagging indicator. They tell you what already happened, not what is coming. The median sold price for May landed at $454,250. Measured against the May 2022 peak of $550,000, that is a drop of 17.41 percent, or about $96,000. That is the headline most people know. The detail most people miss is that the same median is actually up 2.5 percent compared to a year ago, when it sat near $443,000. The average sold price tells a similar story at $598,699, down 12.21 percent from its peak but up 2.7 percent year over year. As we move into June, keep in mind that median prices tend to read higher in the first third of the month, when more expensive homes close, and softer in the final ten days, so early June figures should be read with that pattern in mind.

The split between price tiers explains a lot. Over the past 30 days, the bottom 25 percent of the market saw prices rise 1.54 percent, while the top 25 percent climbed 6.35 percent. Higher end homes are holding their value better than entry level homes right now, which runs against the usual assumption that the luxury tier is always the first to soften. Across the cities we track, 7 posted year over year gains in median price while 22 declined, a clear sign that this remains a deeply hyperlocal market where the city you are in matters far more than any metro wide average.

That hyperlocal reality shows up in the buyer and seller balance too. The metro carries 2.7 sellers for every buyer and is classified as balanced overall. Among the 30 cities, none are hot, 3 are warm, 18 are balanced, 9 are cool, and none are cold. Inner ring suburbs such as Round Rock, Cedar Park, and Pflugerville are running some of the tightest inventory in the region, while outer markets such as Bastrop, Marble Falls, and Spicewood are carrying far more supply and offer buyers more leverage.

Two efficiency measures round out the picture and keep us honest about how far this market still has to travel. The absorption rate, which is the share of active listings that sell in a given period, sits at 19.34 percent against a historical average of 31.36 percent. The Market Flow Score, which blends several turnover measures into a single number from zero to ten, reads 4.78 against a historical average of 6.55. Both confirm that the market is moving more slowly than its long term norm. Here is the developing story worth watching, though. The Market Flow Score has now improved year over year for four straight months, from February through May, with each month landing above the same month in 2025. Four consecutive months is the threshold we use before we are willing to talk seriously about a shift from correction toward recovery, so this is the first time the efficiency data has earned a closer look. It is a signal, not a conclusion, and the score still sits well below its historical norm, so we are watching rather than declaring.

So what does today's austin real estate forecast mean for each group at the table? Buyers have negotiating power and selection, especially in outer markets and on homes that have already cut their price, yet they are competing for the best listings within a week. Sellers who price correctly from day one are still finding contracts, while those who chase the market down with repeated cuts are learning how patient buyers have become. Investors should weigh the long horizon, since the projection model suggests it could take roughly 51 months, or until July 2030, for the median price to climb back to a new peak near $551,033 at the market's 25 year compound appreciation rate of 4.822 percent. Agents have a clear job, which is to translate these metro numbers into the specific city and zip code story their client actually lives in.

For readers who want to follow these trends day by day, you can explore Austin Daily Real Estate Briefing at teamprice.com/austin-daily-real-estate-briefing for the complete archive of daily market data. Today's austin market update reinforces the same theme we have been tracking all spring, which is that supply is tightening, demand is running ahead of last year, prices are stabilizing at the top while the correction lingers below the surface, and the efficiency data is finally beginning to stir. None of that adds up to a confirmed recovery yet, but the austin housing forecast is more interesting today than it has been in some time.

If this PDF does not display, click here to open in a new tab .

FAQ Section

What is Months of Inventory and what does Austin's number mean for buyers?

Months of Inventory measures how many months it would take to sell every home currently for sale if no new listings came on and sales continued at the recent pace. In Austin, that figure now sits at 5.91 months, down from 6.19 months a year ago. A market is generally considered balanced somewhere around four to six months of supply, so Austin is hovering near the upper edge of balanced and leaning slightly toward buyers. For buyers, this means you still have time to shop, compare, and negotiate without the frantic competition that defined 2021 and early 2022, even though the best priced homes are still going under contract in about a week. The fact that inventory is tightening rather than growing suggests that comfortable window of selection may not stay this wide forever.

Are Austin new construction homes selling faster than resale homes?

Yes, and the gap is significant right now. New construction is posting an Activity Index of 31.68 percent, while resale homes sit at 20.15 percent, and the Activity Index is essentially a measure of how much available supply is under contract. There are 3,884 new construction homes active and 1,801 already pending, a much higher turnover rate than the resale side is producing. The main reason is that builders have tools individual sellers usually do not, including interest rate buydowns, closing cost help, and price flexibility on standing inventory they are motivated to clear. For buyers, this means new construction can sometimes deliver a lower effective monthly payment than a resale home at a similar price, so it is worth comparing both before deciding.

Which Austin suburbs have the best value for homebuyers right now?

Value depends on what you are after, because Austin is a deeply hyperlocal market. If value means negotiating leverage and more choices, the outer ring markets are where buyers have the upper hand, with Bastrop carrying about 6.43 months of inventory, Marble Falls near 10.31 months, and Spicewood around 10.67 months, all far above the metro average of 5.91. Those areas also show some of the steepest discounts from peak, with Marble Falls down nearly 40 percent from its high, which can mean real opportunity for a patient buyer. If value means strong long term demand and quicker resale potential, the tighter inner suburbs like Round Rock at 3.43 months, Cedar Park at 3.54 months, and Pflugerville at 4.53 months are holding up better and competing harder. The smart move is to match the suburb to your time horizon, since conditions can swing dramatically from one community to the next.

What is the absorption rate in Austin and why does it matter?

The absorption rate measures the share of active listings that actually sell in a given period, so it is a direct read on demand compared to supply. In Austin today, that rate is 19.34 percent, well below the historical average of 31.36 percent. A rate above 30 percent typically signals a strong seller's market with brisk demand, while a rate under that level points to a slower, more balanced or buyer friendly market, which is where Austin sits now. This matters because it puts the recent demand improvements in context, since pending contracts and the Activity Index are both up from last year, yet the absorption rate confirms the market is still turning over more slowly than it did during its stronger years. For sellers, the takeaway is that pricing and presentation matter more than ever, because a smaller share of listings is selling than in a typical year.

How does the Austin housing market compare to the national average?

Austin's recent path has been more dramatic than the national picture, mostly because its pandemic era boom was larger than what most of the country experienced. The median sold price here is down 17.41 percent from its May 2022 peak, a sharper correction than the broadly flat to modestly positive trend many national markets have shown over the same stretch. The flip side is that Austin still delivers strong long run fundamentals, with a 25 year compound appreciation rate of 4.822 percent and steady population and job growth that continue to draw demand. So while Austin has given back more of its peak gains than the average American market, its current median of $454,250 and improving demand metrics suggest a market that overshot, corrected, and is now searching for its footing rather than one in lasting decline. Buyers comparing Austin to other metros should weigh both the steeper recent discount and the stronger long term growth story.

Austin's real estate market, updated daily and built for your phone.
Pull data on the go, share it in real time, or just keep a closer eye on the market.

Download on the App Store · Get it on Google Play

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.