The Austin and Central Texas residential real estate market has undergone a remarkable transformation over the last few years. Following the unprecedented pandemic-era housing boom, the market has steadily transitioned from a hyper-competitive seller’s paradise into a more balanced, inventory-rich environment.
To understand exactly where the market stands today, let’s dive into the latest data from June 2026, sourced from the Austin ABoR MLS, and trace how we arrived here by looking back across the last four years.
June 2026: The Year-over-Year Snapshot
Comparing the most recent data from June 2026 against June of the previous years reveals a market that is stabilizing, with buyers finding significantly more breathing room than during the peaks of 2022.
| Metric | June 2026 | June 2025 | June 2024 | June 2022 |
| Median Sales Price | $450,000 | $447,000 | $450,200 | $537,475 |
| Closed Sales | 2,961 | 2,762 | 2,732 | 3,441 |
| Sales Dollar Volume | $1.81B | $1.62B | $1.58B | $2.30B |
| Months of Inventory | 4.4 | 5.5 | 5.0 | 2.1 |
| New Listings | 4,712 | 4,565 | 4,364 | 6,160 |
| Active Listings | 13,245 | 17,662 | 13,227 | 7,090 |
1. Median Sale Price: Finding a New Baseline
The median sale price in Central Texas hit an astronomical peak in the spring of 2022, reaching $550,000 in April and May of that year. As interest rates climbed, prices underwent a necessary correction throughout 2023, eventually finding a firm baseline.
What is most notable about the recent data is the consistency. For three consecutive Junes (2024, 2025, and 2026), the median sales price held exactly at $450,000. While this is roughly 16% below the 2022 peak, it proves that the local market has successfully found its floor. Prices are no longer in a freefall; instead, they have stabilized into a predictable plateau, moving away from wild volatility.
2. Months of Inventory: Balancing the Scales
Months of inventory measures how long the current supply of homes would last at the current pace of sales. Historically, a 6-month supply represents a perfectly balanced market.
- 2022: The market was suffocatingly tight, bottoming out at a 0.4-month supply in early 2022. By June 2022, it had crept up to 2.1 months.
- 2024–2025: Inventory peaked significantly, topping out at 6.1 months in July 2025, briefly tipping the scales in favor of buyers.
- June 2026: Inventory settled at 4.4 months. This represents a healthy, highly functional “neutral” market. It is plenty of supply to keep buyers from getting into frantic bidding wars, yet tight enough to keep home values secure for sellers.
3. Closed Sales: Demand Creeps Back Up
When the market corrected in 2023, transaction volume took a massive hit. Closed sales in June dropped from 3,441 (2022) down to 3,147 (2023), and hit a low of 2,732 in June 2024.
However, demand has been quietly climbing back. June 2026 saw 2,961 closed sales—a notable increase from both 2024 and 2025. This uptick in transaction volume, paired with a rising sales dollar volume ($1.81 billion), indicates that buyers who were sitting on the sidelines due to rate shocks are adjusting to the macroenvironment and returning to the market.
4. Listing Dynamics: Supply and Active Choice
Tracking the relationship between new listings (homes hitting the market in a given month) and active listings (total available pool) explains why the market feels so much calmer today.
In June 2022, a massive wave of 6,160 new listings hit the market as sellers tried to catch the tail end of the boom, but there were only 7,090 total active listings because homes were still selling relatively fast.
By contrast, June 2026 saw a healthier equilibrium. Sellers added 4,712 new listings, contributing to a robust pool of 13,245 active listings. While active inventory is down from the bloated peak of June 2025 (17,662 listings), buyers in 2026 still have nearly double the options they had during the frantic days of 2022.
Conclusion
The Austin and Central Texas real estate market has officially graduated from its post-pandemic hangover. The era of extreme price spikes and single-digit days on market is gone, replaced by a mature, predictable ecosystem. With the median sales price holding steady around $450,000 for the third summer in a row, inventory balancing out at 4.4 months, and sales volume showing healthy year-over-year growth, the current market offers a healthy environment for both sides. Sellers can list with confidence that prices have stabilized, while buyers can shop with the leverage of choice and time.
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