Austin Housing Market

By Israel Linares

Austin home prices ease as inventory expands

Austin’s median home sale price declined by 3.5% in February compared to the same month a year earlier, as active listings rose to over 12,273, up 13.5% year over year.

Austin’s median home prices fall to $415,000 in February

Austin home prices continued to soften in February, with the median sale price falling 3.5% year over year to $415,000, ranking near the bottom nationally for annual percentage change. Median home sale prices rebounded month over month from a five‑year low of $410,000 set in January 2025, as buyers responded to more favorable pricing and a broad range of available homes.

Inventory expands again in February, but at a slower pace

Austin’s active listings rose in February, increasing 13.5% from a year earlier to 12,273 homes. Inventory growth has slowed from the 16.6% annual expansion recorded in February 2025 and has remained slightly below the national growth rate. Yet, available homes for sale in February still stood 18.7% above the five‑year average.

Home sale activity slows, though buyer participation is improving

Austin home sales declined 3.8% in February compared to the same month a year ago, closely matching the national pace, with 1,883 homes sold. Sales activity improved from February 2025, when transactions fell 13.4% annually, signaling stabilizing demand as buyer engagement improved. Home sales fell across all property types, led by townhomes, while single-family homes proved more resilient.


Horizontal bar chart comparing the annual percentage change in February home sale prices across major U.S. metros. Austin shows a 3.5% year‑over‑year decline, placing it among markets with the largest price corrections and indicating continued softening relative to most peers.
Austin home prices continued to face downward pressure in February, posting one of the steeper year‑over‑year declines among major U.S. markets.


Line and shaded area chart illustrating Austin’s annual percent change in home sale prices from 2018 through 2026. After sharp declines in 2023 and 2024, the most recent data shows smaller negative changes, signaling easing price pressure.
Price declines in Austin have moderated from earlier cycle lows, suggesting the market may be approaching stabilization.


Austin Sale Prices

Austin’s median home sale price declined by 3.8% in February compared to the same period last year. Austin ranked 38th among the top 40 markets nationwide.

Austin home sale prices continue to soften

The median home price in Austin fell by 3.5% in the year ending February 2026, underscoring that prices softened at an accelerated pace. Home prices in February were $415,000, a $14,869 decrease from February 2025. That was a steeper contraction than the 2.6% annual decline recorded between February 2025 and February 2024. 

Austin townhome prices post steepest decline among property types

Austin townhome prices have declined sharply since the spring 2022 peak. Prices for townhomes fell 14.5% in the past 12 months to $325,000. It was the steepest annual February price decline since 2012, when year-over-year prices fell 16.3%. Detached single-family home prices decreased 3.4% to $420,000. Condos were the only segment with annual growth, with prices rising 1.9% to $385,000, marking the first February increase since 2022.

Austin reports the weakest annual home price change among major Texas markets

Austin was the weakest-performing market in Texas for price growth. Results among major Texas markets remained soft, with San Antonio down 1.7%, Houston down 0.9%, and Dallas–Fort Worth down 0.2%.


Dashboard-style chart showing key indicators of Austin sale prices for February 2026. The median sale price is $415,000, down 3.5% year over year, or about $14,869, while U.S. prices rose 0.2%. Austin ranks 19th for price level and near the bottom nationally for price growth, highlighting continued market correction.
Austin’s median sale price fell to $415,000 in February, reflecting ongoing price softness that continues to underperform the national trend.


Column chart showing monthly Austin median sale prices from 2018 through early 2026. Prices climbed sharply through 2022, peaked near $550,000, and have since declined into the low‑$400,000 range, signaling a partial price reset.
Austin sale prices have eased from their 2022 peak but remain well above pre‑pandemic levels.


Area chart showing the annual percent change in Austin home sale prices from 2018 through early 2026. Price growth peaked above 40% in 2021, turned negative in 2023, and most recently shows a smaller decline, indicating easing downward pressure.
After peaking in 2021–2022, Austin home prices remain in negative territory, though declines have moderated entering 2026.


Vertical bar chart showing Austin’s year‑over‑year February sale price changes from 2018 to 2026. The most recent reading shows a 3.5% decline, an improvement from the double‑digit drop recorded in 2023.
Austin's price declines persisted in February, though the drop was smaller than during the sharp correction in 2023.


Horizontal bar chart ranking February median home sale prices by metro area. Austin’s median sale price is $415,000, well below coastal markets like San Jose and San Francisco but above many Midwest and Southern metros.
Despite recent declines, Austin’s home prices remain mid‑range compared with other large U.S. markets.


Horizontal bar chart comparing year‑over‑year February sale price changes across U.S. metros. Austin shows a 3.5% decline, ranking near the bottom of the list, while many markets posted flat or positive price growth.
Austin posted one of the steeper February price declines among major U.S. markets.


Grid-style indicator chart summarizing Austin sale prices by property type for February 2026. Detached homes averaged $420,000 and fell $15,000 year over year, attached homes averaged $324,995 and dropped $54,905, and condos averaged $385,000 with a $7,165 annual increase, showing uneven market performance.
Condos remained the most resilient segment in February, while attached homes continued to experience the deepest price correction.


Split bar chart showing Austin sale prices and annual percent change by property type. Detached homes sold for $420,000 and were down 3.4% year over year, attached homes averaged $324,995 and fell 14.5%, while condos averaged $385,000 and rose 1.9%, highlighting divergence across segments.
Austin's price performance varied by property type in February, with condos outperforming while attached homes saw the largest declines.


Austin Inventory

Active listings in Austin increased by 13.5% in February compared to the same period last year, while U.S. active listings increased 14.2%.

Austin active listings continue to rise, but at a slower pace

Austin active listings totaled 12,273 in February, up 13.5% year over year and marking the fifth-consecutive February with an annual increase. The expanding inventory continues to limit sellers’ negotiating leverage, but the pace of growth has begun to cool. The year-over-year increase slowed from 16.6% in February 2025.

Austin active listings expand across property types, with condos leading the way

Inventory growth increased across all housing types. Condo and townhome active listings increased by 15% and 14.7%, respectively. Single-family listings posted the slowest growth at 7.2%, a notable deceleration after rising more than 19% year over year in February 2025. The annual increase for single-family active listings was the lowest since February 2021.

Austin active listings grow faster than some Texas peers

Austin ranked 17th among the 40 largest U.S. markets for total active listings and fell near the middle of the group for annual growth, posting the 18th-fastest increase. Inventory expanded faster than in San Antonio at 4.4% and Dallas–Fort Worth at 10.7%, but trailed Houston, where listings grew 18%.


Dashboard chart showing key indicators for Austin's active listings in February 2026. Total listings reached 12,273, up 13.5% year over year or 1,463 units, compared with national growth of 14.2%, placing Austin around the middle of U.S. markets.
Austin’s inventory expanded 13.5% year over year, though growth closely tracked the national average.


Column chart illustrating total active listings in Austin from 2018 through early 2026. Inventory dipped below 5,000 units in 2021, surged above 15,000 in 2025, and most recently settled near 12,273 listings.
Active listings in Austin remain elevated compared with pre‑pandemic levels, giving buyers more options than in prior years.


Area chart displaying the annual percent change in Austin active listings from 2018 through early 2026. Inventory growth surged above 100% in 2023, then moderated, with the most recent reading showing low‑teens growth, signaling a more balanced pace of supply expansion.
Active listings in Austin continued to grow year over year, though inventory expansion has slowed from its post‑pandemic peak.


Vertical bar chart showing Austin’s year‑over‑year February change in active listings from 2018 through 2026. After a sharp contraction in 2021 and a surge in 2023, the most recent reading shows a 13.5% increase, indicating continued, though slower, inventory growth.
February marked another year‑over‑year increase in Austin's active listings, extending the inventory expansion streak.


Horizontal bar chart ranking total February active listings by metro area. Austin recorded approximately 12,273 active listings, placing it below major Texas markets like Houston and Dallas–Fort Worth but above smaller metros.
Austin ranked near the middle of large U.S. markets for total active listings in February.


Horizontal bar chart comparing year‑over‑year February active listing growth across U.S. metros. Austin posted a 13.5% increase, slower than high‑growth markets like Raleigh and Washington, D.C., but higher than several large coastal markets.
Austin ranked near the middle of major U.S. markets for February inventory growth, expanding more slowly than many peers.


Grid‑style indicator chart summarizing Austin active listings by property type for February 2026. Detached listings total 10,382 units with 7.2% annual growth, attached listings total 570 units with 14.7% growth, and condos total 1,321 units with 15.0% growth.
Condos and attached homes recorded the strongest year‑over‑year inventory growth in Austin on a percentage basis, while detached supply rose more modestly.


Split bar chart showing Austin active listings and annual percent change by property type in February 2026. Detached homes total 10,382 listings, up 7.2% year over year, while attached listings rose 14.7% to 570 units and condo listings increased 15.0% to 1,321 units, highlighting stronger supply growth in higher‑density housing.
Inventory growth in Austin remains uneven by segment, with townhomes and condos posting faster year‑over‑year gains than single-family properties.


Austin Home Sales

Home sales in Austin declined by 3.8% in February compared to the same month the prior year, closely matching the national average decrease of 3.7%.

Austin home sales continue to decline, but at a slower pace

Home sales in Austin softened by 3.8% over the past year, with 1,883 homes sold, or 74 fewer than a year earlier. February was the second-consecutive year of declining sales for the month, but the pace of decline has moderated. Sales fell 13.4% in the year ending February 2025, highlighting a notable improvement.

Austin home sales decline across property types, led by townhomes

Home sales decreased across all housing types, with the sharpest pullback among townhomes. Townhome sales fell 15.1%, followed by condos at 13.6%. Single-family homes posted the smallest decline at 2.6%, a significant improvement from the 13.8% drop recorded in February 2025. Sales among single-family homes remained 24% below the three-year average.

Austin home sales remain more resilient than some Texas peers

Austin ranked 18th out of 40 major U.S. markets for annual percentage change and posted a smaller decline than all major Texas counterparts. The decline in home sales was smaller than San Antonio, where sales fell 4.2%, Houston at 9%, and Dallas–Fort Worth at 12.6%.


Dashboard chart summarizing Austin home sales key indicators for February 2026. Total sales reached 1,883, down 3.8% or 74 transactions from a year earlier, closely matching the U.S. decline of 3.7%, with Austin ranking near the middle nationally.
Austin home sales tracked closely with the national trend in February, posting a similar year‑over‑year decline.


Column chart showing monthly Austin home sales from 2018 through early 2026. Sales peaked above 4,000 units in 2021, declined sharply in 2023, and most recently stabilized in the 1,800–2,000 range.
Monthly home sales in Austin have fallen below the historical average, reflecting a slower market.


Area chart displaying the annual percent change in Austin home sales from 2018 to early 2026. Sales growth peaked above 40% in 2021, turned sharply negative in 2022 and 2023, and most recently hovered near flat, signaling demand is finding a floor.
Sales volatility has eased in Austin, with annual declines moderating after the post‑pandemic correction.


Vertical bar chart showing Austin’s year‑over‑year change in February home sales from 2018 through 2026. After double‑digit declines in 2023 and 2025, the most recent bar shows a 3.8% decrease, indicating that sales activity is stabilizing.
Home sales in Austin declined 3.8% year over year in February, marking a much smaller drop than the sharp declines seen in recent years.


Horizontal bar chart ranking total February home sales by metro area. Austin recorded approximately 1,883 home sales, placing it above many peer markets despite ongoing affordability and interest‑rate pressures.
Austin sales volume remained relatively robust, with nearly 1,900 homes sold in February.


Horizontal bar chart comparing year‑over‑year February home sales changes across U.S. metros. Austin posted a 3.8% decline, outperforming markets with double‑digit drops while trailing a small group of metros that recorded gains.
Austin’s February sales decline was milder than many major U.S. markets, placing it near the middle of national rankings.


Grid‑style indicator chart summarizing Austin home sales by property type for February 2026. Detached sales totaled 1,713 units, down 46 from last year, while attached sales totaled 62 and condo sales totaled 108, both experiencing double‑digit percentage declines.
Detached homes continued to drive the bulk of Austin’s sales activity, even as higher‑density segments saw steeper declines.


Split bar chart showing Austin home sales and annual percent change by property type in February 2026. Detached homes accounted for 1,713 sales and declined 2.6% year over year, while attached sales fell 15.1% to 62 units and condo sales dropped 13.6% to 108 units.
Sales declines were most pronounced among townhomes and condos, while single-family home sales proved more resilient.


For questions and commentary about this report:

Israel Linares, Senior Market Analyst at CoStar and Homes.com, based in Austin, is available for interviews to provide expert insights on this data and the broader residential real estate market.

Israel Linares

Senior Market Analyst

Homes.com

ilinares@costar.com

Homes.com releases preliminary figures on housing trends on a monthly basis. Although these numbers may change slightly once all transactions are accounted for, they provide an early indication of home price appreciation, inventory changes, and sales volume in Austin during February 2026.

For most markets, geographical coverage consists of the Census-defined Core-Based Statistical Area (CBSA). Data for San Francisco, Los Angeles, Miami, and New York is at the Metropolitan Division level.

Definition of Sale Prices

Median home price is the midpoint sale price of homes closed during each month. This data includes homes that are detached, attached, and condominiums. Detached homes are single-family units. Attached homes are townhomes, rowhouses, and duplexes. The condominium classification includes co-ops.

Definition of Inventory

Inventory is the number of unique active listings that were for sale during each month. This data includes homes that are detached, attached, and condominiums. Detached homes are single-family units. Attached homes are townhomes, rowhouses, and duplexes. The condominium classification includes co-ops.

Definition of Home Sales

The total number of closed home sales on the MLS during the month. This data includes homes that are detached, attached, and condominiums. Detached homes are single-family units. Attached homes are townhomes, rowhouses, and duplexes. The condominium classification includes co-ops.

 About the Homes.com Market Analytics Team

The Homes.com Market Analytics group is a team of experienced analysts embedded in nearly 30 markets across North America. These experts reside in and regularly visit the markets they cover, providing local expertise and a national perspective on all sectors of real estate: residential, office, industrial, retail, and multifamily.

About Homes.com Analytics Data

The Homes.com analytic data is compiled by the CoStar Analytics team, the largest and most experienced analytics team in the real estate industry. The team consists of over 50 economists, analysts, and data scientists, who collectively have more than 900 years of real estate experience and over 30 advanced degrees. Analysts on the team live in and around the markets they cover, enabling them to build deep local knowledge and unique insights.

The data set being used by the team is one of the most comprehensive and robust in the industry. It spans all 393 metropolitan markets, 542 micropolitan markets, and over 35,000 local neighborhoods in the U.S. The data set is sourced from almost 500 Multiple Listing Service (MLS) providers around the country, as well as public record data from each market, and is supplemented by proprietary data collected by CoStar's team of over 2,000 researchers. It includes a complete inventory of all homes in the U.S., including homes for sale, homes for rent, new construction homes, as well as sale comps and rent comps.

Writer
Israel Linares

Israel Linares is a Senior Market Analyst at CoStar and Homes.com, where he analyzes residential and commercial real estate trends in the Austin region. His analysis centers on home prices, housing supply, and market cycles, examined within the context of broader economic conditions. He also focuses on the multifamily sector, tracking rental performance, development activity, and shifting market fundamentals to support informed, data‑driven decisions. He brings eight years of experience in real estate analytics, including prior roles as a Senior Data Analyst at CBRE. Israel holds a finance degree from Boston University and regularly provides trusted analysis and commentary to local media and industry audiences.

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