Austin housing market update for September 2026, from closed MLS sales.
Right now Austin is a balanced market that leans toward buyers, based on September 2026 closed sales. We ended the month with 5.8 months of supply, which sits just under the 6-month line where it officially turns into a buyer’s market (close enough that buyers can feel it). The median home sold for $404,000 and took a median of 56 days on market to sell, so nobody is in a rush right now. I update this page every month with the newest closed sales, and the latest data here is September 2026.
So the winter was a little wild. December dropped to 4.1 months when closings spiked, then January jumped to 6.9 when only 1,895 homes sold (nobody wants to move in January, I get it). Spring and summer held steady between 4.8 and 5.2, and then supply climbed three months in a row to 5.8.
What this means if you are buying
If you are buying, you have options and you have time. There were 15,975 active listings at the end of September, homes are closing about 2.75% under asking, and the median home takes 56 days to sell. New listings keep coming too, 4,317 of them in September alone, so the choices are not drying up. So you can ask for things. Repairs, help with closing costs, a price that reflects how long the house has been sitting. A house that has been on the market well past the median usually has a seller who is ready to talk (and is probably tired of keeping the kitchen spotless for showings). But balanced is not the same as desperate. The good houses that are priced right still sell, so don’t lowball the one you actually love just because somebody on the news said buyer’s market.
What this means if you are selling
If you are selling, price to the last 30 days of comps, not to what your neighbor got in 2022. The median right now is 24.9% under the May 2022 peak of $538,000, and buyers know it. The 2022 number is the anchor that hurts sellers the most, because it feels like what the house is “really” worth. Timing matters too. Spring sold fastest this year, with median days on market at 36 in April and 34 in May, compared to 56 now. So if you can wait for spring, that’s not a bad plan. If you can’t, that’s fine, just price it right from day one, because chasing the market down with price cuts almost always costs more than starting at the right number.
Month by month
September 2026 Supply climbed to 5.8 months, the highest since February, as 2,773 homes sold at a $404,000 median. Median days on market stretched to 56.
August 2026 The median slipped to $400,000 from $425,000 in July, and supply rose to 5.4 months. Sales came in at 3,097 with a median of 46 days on market.
July 2026 Supply stepped up to 5.2 months after two months at 4.8, the first rise since April. Buyers closed on 3,373 homes at a $425,000 median, and the median days on market was 42.
June 2026 June was the busiest month in this data, with 3,735 sales and the highest median at $430,000. Supply held at 4.8 months, the closest to a seller’s market since December.
May 2026 May was the fastest month, with a median of 34 days on market and 3,649 sales at a $425,000 median. Homes sold 2.32% under asking, tied with April for the closest to asking price we saw.
April 2026 Spring showed up for real. Median days on market dropped to 36 from 58 in March, 3,320 homes sold at a $420,000 median, and supply sat at 5.1 months.
Common questions
Is the Austin housing market crashing?
No. The median was $404,000 in September 2026 and $407,000 in September 2025, so prices are down less than 1% in a year. The big drop already happened, and the median sits 24.9% under the 2022 peak. Supply is balanced at 5.8 months, which is not a glut.
Are Austin home prices dropping?
Prices are flat year over year. The monthly median ranged from $394,000 in January to $430,000 in June, which is normal seasonal movement, not a slide. In September homes sold for $241 per square foot.
How long does it take to sell a house in Austin?
The median was 56 days on market in September 2026, compared to 59 a year earlier. It moves a lot with the seasons though. May was the fastest at 34 days, and January and February were the slowest at 71.
Is now a good time to sell my house in Austin?
It depends on your timing and your price. Spring is the fastest season to sell, and right now sellers get about 97 cents on the asking-price dollar. The sellers who do best price it right from day one instead of testing the market. If you want a real answer for your house, talk to me about your house.
How we call it
Months of supply is the number of active listings at the end of the month divided by the number of homes sold that month. Under 4 months is a seller’s market, 4 to 6 is balanced, and over 6 is a buyer’s market. These numbers are residential closings from the Austin-area MLS, the same data the board reports, and I publish them the first week after each month closes, with city, zip, and neighborhood numbers in our market data.
If you want to talk through what this market means for your house or your search, reach out here or call the office at (512) 366-3270. Let’s grab a coffee and look at your actual numbers.
Source: Austin-area MLS, residential closings, September 2025 to September 2026.
