Austin housing market update for October 2026, from closed MLS sales.
Austin is a buyer’s market as of October 2026, with 6.3 months of supply in the closed sales data. That puts us on the buyer’s side of the 6-month line for the first time since January. The median home sold for $400,000, and the typical house spent a median of 58 days on market. This page gets a fresh set of numbers every month, and October 2026 is the newest one here.
The chart shows how we got here. Last October sat at 6.0, November hit 6.3, and then December fell all the way to 4.1 when 3,060 homes closed in one month. January bounced to 6.9, the high point of the whole window, and from March through June supply stayed in a tight band between 4.8 and 5.1. Then the climb started. July came in at 5.3, August at 5.5, September at 5.8, and October at 6.3, four increases in a row. So this crept up all summer and fall until it stepped over the line.
What this means if you are buying
Buyers have the upper hand for once, so use it. There were 15,175 active listings at the end of October, which is actually the lowest count since February, so this is not a flood of new houses. What changed is the buyers. Only 2,421 homes closed in October, the fewest since February. Homes closed about 2.74% below asking, and the median wait was 58 days. New listings slowed down too, 3,924 in October against 4,321 a year earlier, so the house you like may not have three twins coming next week. So ask for the repairs or the closing cost help. Just keep it reasonable, because an insulted seller stops answering the phone (and then nobody gets the house).
What this means if you are selling
Sellers, be honest with yourself about price. The $400,000 October median is 25.7% under the May 2022 peak of $538,000, and every buyer walking through your house has looked at that number too. Price against what sold in your neighborhood over the last month or two, because those are the comps the appraiser will pull anyway. Season matters as well. In 2026 the quick months were April at 36 days and May at 34, and the slow ones were January and February at 71. If you can wait for spring, that is a fair choice. If not, go out at the right price on day one (and hide the dog bed).
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. October 2025 had 6.0 months of supply and October 2026 has 6.3, a small step, not a cliff. There are also fewer homes for sale than a year ago, 15,175 now compared with 16,339 last October. A crash looks like inventory piling up and sellers who have to sell at any price, and that is not what we are seeing.
Are Austin home prices dropping?
Yes, a little. The median was $400,000 in October 2026 against $427,750 in October 2025, and price per square foot went from $253 to $245 over the same year. Over the last 13 months the median moved between $394,000 in January and $430,000 in June, so some of the swing is just the seasons doing their thing.
How long does it take to sell a house in Austin?
In October 2026 the median was 58 days on market, exactly the same as October 2025. Timing changes that a lot. Homes in May sold in a median of 34 days, while January and February listings waited 71.
Is now a good time to sell my house in Austin?
It can be, as long as the price is right. October sellers closed about 2.74% under asking, a smaller gap than the 3.09% a year earlier, so buyers are still paying close to list for houses priced well. The overpriced ones are the ones sitting. If you want to see where your house would land, get a pricing review for your home.
How we call it
For October we took the 15,175 active listings at month end and divided by the 2,421 homes that closed, which works out to 6.3 months of supply. The rule we use is simple. Under 4 months is a seller’s market, 4 to 6 is balanced, and over 6 is a buyer’s market. We only count residential sales that closed through the Austin-area MLS (the board builds its own monthly reports on that same feed). If you want the picture for one city, zip, or neighborhood, our market data has it.
Thinking about buying or selling this winter and want a second set of eyes on the numbers? Send us a note or call the office at (512) 366-3270, and we will walk through it with you.
Source: Austin-area MLS, residential closings, October 2025 to October 2026.
