George Wang
Broker/ Realtor®
Texas Fortune Realty
P O Box 160371
Austin, TX 78716
Phone: (512)694-6060
WeChat: GeorgeWangAustin
Email: GeorgeWang3@gmail.com
TREC #605970
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The Austin and Central Texas real estate market this final week of March 2026 is defined by a “tale of two markets.” While the resale sector is experiencing a significant softening with widespread price cuts, the new construction segment remains in an expansion phase, bolstered by builder incentives and a strategic shift toward more affordable, smaller floor plans in the suburbs.
Residential Real Estate & Market Stats
As of March 27, 2026, the Austin metro area holds 14,881 active residential listings, a 6.5% increase year-over-year. While inventory is up, it remains below the 2025 peak of 18,146 listings.
The “Price Cut” Trend: Nearly half of all active listings (46.6%) have seen at least one price reduction. In “boomtown” suburbs like Lockhart, this rate is as high as 64%.Median Prices: The median sold price for March stands at $443,000. While this is a healthy 8.7% rebound from February 2024, it
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Below is a curated briefing of the most important real estate, development, infrastructure, economic, and mortgage news impacting Austin and the Central Texas region over the past week.
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Market Statistics & Headlines
The Austin housing market is entering the spring season with a notable “inventory compression” but remains technically a seller’s market, albeit by the narrowest of margins.
Active Listings: There are currently 13,888 active residential listings across the metro area. While inventory is up 7.2% compared to this time last year, it has contracted since the June 2025 peak.Months of Inventory (MOI): The MOI currently sits at 4.92 months. For context, the market is considered “neutral” at 5.0 months, meaning sellers still hold a slight technical advantage.Median Sold Price: The median price in the Austin area is $456,071, a significant monthly jump from February, yet still 17.08% below the all-time peak of $550,000 reached in May 2022.Price Reductions: Sellers are becoming more realistic; 47.1% of active listings have had at least one price reduction. County-Level Snapshot CountyNew ListingsMedian Days to ContractList-to-Sale Price RatioTravis62431 Days97.6%Williamson30551 Days97.5%Hays14753 Days98.2%Bastrop41111
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The first week of March has solidified a trend of “normalization” in the Austin-Area MLS. Buyers currently hold significant negotiating power as inventory continues to build.
Inventory & Pricing: Active residential listings have climbed to 13,747, an 8.5% increase year-over-year. While the median sold price across the broader metro has softened slightly to $405,000 (down 2.4% year-over-year), the City of Austin’s urban core remains resilient, with median list prices actually edging up 1.3% to $572,450.+1Negotiation Trends: Approximately 68.5% of homes sold this past week closed below list price, with sellers accepting an average of 3% below asking.Middle-Class Shift: A new study released this week by SmartAsset revealed that the income threshold to be considered “middle class” in Austin has actually dipped slightly to a range of $60,287–$180,860, reflecting broader economic shifts in the region’s demographic makeup. New Developments & Subdivisions
New construction is currently outperforming the resale market in
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As we wrap up February 2026, the Austin and Central Texas region continues to serve as a primary theater for the “Great Tech Realignment.” This week was marked by significant corporate movements and a surprising window of opportunity for highly qualified homebuyers. Here is your weekly briefing on the news driving the local market.
1. Corporate Landscape: AI Gains and Software Shifts
The narrative of Austin as a burgeoning AI capital was reinforced this week, even as some established software giants tightened their belts.
Company Expansion: Gallatin AI, a rising star in defense logistics software, announced the opening of its new engineering and delivery hub in Austin. The company plans to hire aggressively for software and AI/ML roles to better serve Army sustainment commands near Fort Hood. This move signals a growing intersection between Austin’s tech talent and the defense sector.Company Layoffs: In a bid to reallocate resources toward
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If you’re looking at the Austin market today, the word of the week is leverage. For the first time in years, the “Fear of Missing Out” (FOMO) has been replaced by the “Power of Negotiation.”
1. The Numbers: Prices and Inventory
As of February 20, 2026, the Austin-area MLS shows a market that is cooling but stable.
Median Sold Price: Currently sits at $430,000, which is approximately 21.8% below the May 2022 peak.Inventory Levels: There are over 13,400 active residential properties, resulting in 4.7 months of inventory. This places the region firmly in a “Neutral to Buyer Advantage” zone.The 50% Rule: Roughly 48.4% of all active listings have undergone at least one price drop, showing that sellers are finally adjusting to the new reality of a 90-day average “time on market.” 2. Infrastructure: Paving the Way for 2027
The region is currently in the middle of a massive
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The Central Texas real estate market has undergone a significant transformation over the past four years. From the record-breaking highs of 2022 to the inventory-rich environment of 2025 and 2026, the data reveals a market that is searching for a new equilibrium. Below is a detailed analysis of the latest statistics and long-term trends.
1. Year-over-Year Comparison: January 2026 vs. 2025 & 2024
Comparing the latest data from January 2026 with the same month in previous years highlights a cooling trend in prices and a stabilization in inventory levels.
Median Sale Price: January 2026 saw a median price of $400,495, a decrease of 2.26% compared to January 2025 ($409,765) and a 6.86% drop from January 2024 ($430,000).Closed Sales: There were 1,566 closed sales in January 2026. This represents an 11% decrease from the 1,761 sales in January 2025 and a 6% decrease from January 2024 (1,667 sales).Months of Inventory:
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The Austin and Central Texas residential real estate market has undergone a dramatic shift over the past four years. Using Austin ABOR MLS data from 2022 through 2025, we can clearly see the transition from an overheated seller’s market to a more balanced — and at times buyer-friendly — environment. Below is a closer look at key indicators, with a year-over-year comparison of the most recent data.
Year-over-Year Comparison: December 2025 vs. Prior Years
In December 2025, the median sales price reached $435,000, compared to $450,000 in December 2024 and $457,426 in December 2022. This represents a modest rebound from 2024 but remains meaningfully below the market peak of late 2022.
Closed sales in December 2025 totaled 2,514 transactions, up from 2,303 in December 2024 and slightly above 2,435 in December 2022, indicating renewed buyer engagement despite higher inventory levels.
Sales dollar volume climbed to $1.43 billion, improving from
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The Austin and Central Texas residential real estate market continues to evolve as higher interest rates, affordability pressures, and growing inventory reshape buyer and seller behavior. Using Austin ABOR MLS data, we can compare the latest available month (November 2025) with the same month in 2024 and 2023, while also examining longer-term trends in pricing, inventory, sales activity, and listings across the region.
1. Year-over-Year Comparison: November 2025 vs. 2024 and 2023
In November 2025, the market shows clear signs of cooling compared to prior years:
Median Sale Price November 2023: $424,450 November 2024: $435,000 November 2025: $430,000 Prices remain well below pandemic-era highs and are slightly lower than last year, reflecting ongoing affordability challenges. Closed Sales 2023: 2,065 2024: 2,130 2025: 1,895 Closed sales declined year-over-year, indicating softer demand compared to both prior years. Sales Dollar Volume 2023: $1.11B 2024: $1.19B 2025: $1.07B Total dollar volume also dropped,
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The Austin and Central Texas housing market continues to evolve as higher inventory levels, shifting buyer activity, and pricing adjustments reshape the post-pandemic landscape. Using data from the Austin Board of Realtors (ABoR) MLS for 2022–2025, this analysis looks at year-over-year performance, long-term trends, and the market’s overall direction as of the most recent month available: October 2025.
1. Year-Over-Year Comparison (October 2025 vs. October 2024 & October 2023) Median Sales Price October 2025: $439,000 October 2024: $430,000 → +2.1% YoY increase October 2023: $435,000 → +0.9% higher than 2023
After two years of price softening, October 2025 marks a modest rebound, showing stabilization in home values despite elevated inventory.
Closed Sales 2025: 2,238 2024: 2,248 → Virtually unchanged YoY 2023: 2,337 → –4.2% vs. two years ago
Buyer activity remains noticeably lower than pre-2024 levels, reflecting affordability pressures and cautious consumer sentiment.
Months of Inventory 2025: 5.3 months
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