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Austin, TX

Daily-refreshed real estate signals + Three-Opinion home-price methodology for Austin, TX. Built for agents; free to read.

Austin, TX’s median sale price is $554K as of Aug 2026 — -0.6% year over year. Pecan Street reconciles three independent home-price sources (Redfin, FHFA HPI, and Zillow ZHVI) across 4 ZIP codes in Austin, and is flagging 2 market signals here right now.

Headline

Median sale price

Aug 2026

$554K

-0.6% year-over-year

How it’s calculated

Rolling 3-month median sale price vs. same 3 months one year prior.

Mortgage rate

Sep 18, 2026

7.04%

30-year fixed

Where it comes from

National benchmark: Optimal Blue OBMMI 30-year conforming, via FRED. An average of rates borrowers have actually locked, updated daily.

The same rate appears on every market page.

Monthly payment

Principal & interest

$2,960/mo

$127K/yr income needed

How it’s calculated

Payment — this market’s median sale price with 20% down, on a 30-year fixed loan at the rate shown. Principal and interest only — no property tax, insurance, PMI or HOA.

Income needed — that payment at 28% of gross income. A rule of thumb, not a lending decision.

How Austin compares to other U.S. metros

Days on market	↑23rd of 194 (top 12%)
Price-to-rent	↑32nd of 195 (top 17%)
Home-price growth	↓143rd of 195
Price cuts	↑56th of 194 (top 29%)

Rank across the U.S. metros Pecan Street tracks, on market data alone — a higher rank means more of that measure (more price cuts, faster price growth, a wider asking-vs-sale gap, a higher price-to-rent ratio, or more days on market). The bar shows where this metro sits within that metric’s own cohort (left is more, right is less); ↑ and ↓ mark the positions furthest from the middle, and rows are ordered the same way. Metrics without data for this metro are omitted.

Affordability

Price-to-rent ratio	≈ 20 +5.2% YoY ↑32nd of 195 (top 17%)
Asking price / sq ft	$231 -8.2% YoY

Price-to-rent divides the median sale price by the annual HUD Fair Market Rent (a 3-bedroom, 40th-percentile benchmark), so it is a directional rent-vs-buy read, not a cap rate; its year-over-year change is directional in the same way. Asking price per square foot is the median across active for-sale listings (Realtor.com), as of Aug 2026. The bar under a figure places this metro among the U.S. metros we track on that measure, highest first.

Market pressure

Listings with a price cut	≈ 42% -4.2 pts YoY ↑56th of 194 (top 29%)
New housing units permitted	2,605

Price-cut share is the portion of active for-sale listings that have taken a price reduction (Realtor.com), as of Aug 2026. New housing units authorized by residential building permits in the metro that month — new supply in the pipeline, which counts of existing listings don't capture (US Census Bureau, Building Permits Survey), as of Jul 2026. The bar under a figure places this metro among the U.S. metros we track on that measure, highest first.

Market facts

Price-reconciled ZIPs	4 (78701, 78704, 78745, 78759)
MLS board of record	LERA
Price methodology	Three-Opinion · Redfin · FHFA HPI · Zillow ZHVI
Data as of	Aug 2026

Recent signals

Strength 4 / 5

$361K

Pflugerville median price -8.5% YoY

Price-per-sqft also -11.2% YoY across 74 closed sales.

Strength 4 / 5

$763K

Lakeway median price -8.2% YoY

Price-per-sqft also -3.1% YoY across 52 closed sales.

Price reconciliation

normal · 0.9pp

Redfin (city)

-0.6%

FHFA HPI · Q2 2026

+0.3%

Year-over-year home-price change from two independent methods — Redfin (monthly sold price) and FHFA (quarterly repeat-sales index). When they diverge, the market is mid-shift; cite the figure with that in mind.

Zip-level reads

78701 78704 78745 78759

Market dispatches

Citable market dispatches for Austin → Latest dispatch: Sep 21, 2026.

More markets in TX

Abilene Amarillo Beaumont – Port Arthur Brownsville – Harlingen College Station – Bryan Corpus Christi Dallas – Fort Worth El Paso Houston Killeen – Temple Laredo Longview

Local agents on Pecan Street

Rob Powell · Pecan Street

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ZIP-level data

ZIP	Median list price	Active listings	New listings	Price reductions	Days on market	Home value
78602	$400K↓	307↑	48↑	116↓	84↑	$347K↓
78628	$499K↓	431↓	80	212↓	72↓	$473K↓
78633	$450K↓	311↓	96↓	140↓	66↓	$438K↓
78634	$338K↓	336↑	96↑	228↑	66↑	$330K↓
78640	$329K↓	442↑	104↓	216↑	81↑	$294K↓
78641	$500K↓	569↓	148↓	288↓	77↑	$429K↓
78642	$547K↓	284↓	64↑	132↓	75↑	$492K↓
78645	$499K↓	360↓	60↓	124↓	100↑	$417K↓
78660	$379K↓	457↑	148↑	232↑	63↑	$368K↓
78666	$360K↓	440↓	100↓	168↓	72↑	$313K↓
78704	$775K↓	330↓	76↓	112↓	86↑	$731K↓
78745	$454K↓	303↓	88	120↓	66↑	$415K↓

ZIP figures from Realtor.com listing data; home value from Zillow ZHVI. ZIP codes shown have the most complete listing-data history and active for-sale inventory in this metro; the latest available month is shown per ZIP. Arrows show the direction of each figure against the same three months a year earlier; no arrow means the change rounds to zero or the comparison isn't available.