Markets › TX › Austin

Austin, TX housing market

Austin, TX metro median sale price $421K in Sep 2026, down 2.0% year over year. Also days on market, price cuts, affordability and ZIP-code figures.

The median sale price in the Austin, TX metro is $421K as of Sep 2026, down 2.0% from a year earlier. That is the 12th-steepest year-over-year decline of the 193 U.S. metros Pecan Street ranks on this measure. FHFA's repeat-sales index for the metro points the other way: up 0.3% through Q2 2026.

Austin has the highest median sale price of the 19 Texas metros with that figure ($421K), ahead of Dallas – Fort Worth ($389K). On median days on market, Austin (80 days) ranks 4th of the 21 Texas metros, between Brownsville – Harlingen (85 days) and McAllen – Edinburg (78 days). On share of listings with a price cut, Austin (41%) ranks 5th of the 21 Texas metros, between Abilene (42%) and San Antonio (38%).

Listings spent a median 80 days on market in Sep 2026, the 14th-most of the 195 metros. 41% of active listings carry a price cut, 2.3 points fewer than a year earlier. That share is higher than in most of the 195 metros. Median asking prices sit about 6% above the median sale price. Building permits authorized 1,924 new housing units in Aug 2026.

At the 7.38% 30-year fixed rate with 20% down, principal and interest on a median-priced home come to $2,326 a month; at 28% of gross income, that takes about $100K a year. The median sale price equals about 15 years of HUD Fair Market Rent, a ratio up 0.4% from a year earlier. Active listings ask a median $228 per square foot, down 8.3% from a year earlier.

Median list prices are lower than a year earlier in all 12 ZIP codes in the table below. Pecan Street also compares Redfin with Zillow ZHVI in four ZIP codes, each on its own page.

Headline

Median sale price

Sep 2026

$421K

-2.0% year-over-year

How it’s calculated

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

Mortgage rate

Oct 14, 2026

7.38%

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

$2,326/mo

$100K/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

Home-price growth	↓182nd of 193
Days on market	↑14th of 195 (top 8%)
Price cuts	↑65th of 195 (top 34%)
Price-to-rent	103rd of 193
Asking-vs-sale gap	85th of 166

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	≈ 15 +0.4% YoY 103rd of 193
Asking price / sq ft	$228 -8.3% 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 Sep 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	≈ 41% -2.3 pts YoY ↑65th of 195 (top 34%)
New housing units permitted	1,924

The median asking price $446K runs about 6% above the median sale price $421K.

Price-cut share is the portion of active for-sale listings that have taken a price reduction (Realtor.com), as of Sep 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 Aug 2026. Asking is the median list price of active listings (Realtor.com, this month); sale is the headline median of recent closings (Redfin, a rolling 3-month median) — distinct sources and windows, so the gap is a directional read, not a like-for-like difference. 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	Redfin vs FHFA HPI · Redfin vs Zillow ZHVI by ZIP
Data as of	Sep 2026

Recent signals

Strength 4 / 5

$465K

Cedar Park median sale price fell back under $500K — now $465K

Dropping back below $500K re-opens a buyer pool that had been priced out — and puts sellers on notice that the last few months' comps are no longer defensible.

Price reconciliation

amber · 2.3pp

Redfin (metro)

-2.0%

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

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ZIP-level data

ZIP	Median list price	Active listings	New listings	Price reductions	Days on market	Home value
78602	$400K↓	296↑	62↓	78↓	84↑	$347K↓
78628	$486K↓	402↑	94↑	180↓	85↓	$473K↓
78633	$458K↓	298↓	68↓	134↓	69↓	$438K↓
78634	$339K↓	325↑	96↑	222↑	74↑	$330K↓
78640	$322K↓	445↑	128↓	234↑	80↑	$294K↓
78641	$493K↓	540↓	124↓	252↓	82↑	$429K↓
78642	$517K↓	275↓	66↑	134↓	81↓	$492K↓
78645	$499K↓	350↓	50↓	104↓	106↑	$417K↓
78660	$376K↓	457↑	136↑	286↑	69↑	$368K↓
78666	$354K↓	436↓	96↓	186↓	88↓	$313K↓
78704	$744K↓	336↓	78↓	116↓	86↑	$731K↓
78745	$450K↓	294↓	70↓	126↓	71↓	$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.