Ed Neuhaus 
Austin closed 567 homes in February 2026 at a $549,000 median sale price.
Before diving into what it means, lets look at the full picture.
February 2026 by the Numbers
567 homes closed in Austin last month. Here’s the snapshot:
The numbers at a glance:
- Median Sale Price: $549,000 (-2.8% year-over-year)
- Average Sale Price: $703,562 (-7.4% YoY)
- Price Per Square Foot: $321 (-8.5% YoY)
- Total Sales Volume: $398.9 million
- Homes Sold: 567 (-6.9% YoY)
- Average Home Size: 2,134 square feet
Reading the Austin Numbers Correctly
Austin is a market of neighborhoods. The citywide median of $549,000 in February blends everything from affordable condos near Rundberg to luxury estates in Barton Creek. With 567 closings last month, Austin has enough volume that the median is statistically meaningful — but geography still matters enormously.
The Inventory Picture: Buyers Hold the Cards
Austin currently has 3,863 active listings and 6.8 months of supply at the February sales pace. Six months of supply is the generally accepted benchmark for a balanced market. Below that is a seller’s market; above it favors buyers.
That puts Austin firmly in buyer’s market territory.
Where the Action Is (and Isn’t)
Not every price range moves the same way. The chart below breaks it down:
Most price ranges have adequate to excess inventory right now.
The Under $300K range has 8.1 months of supply (533 active listings, 66 sold in February). Buyers shopping there have real time and leverage.
How Fast Homes Are Selling
At 65 median days on market, Austin homes are taking roughly two months to sell. That’s consistent with recent months and reflects a buyer pool that’s selective but present. Correctly priced homes in high-demand zip codes (78704, 78745, 78757) are still moving in under 30 days.
The median days on market for closed sales in February was 65 days. Active listings have a median DOM of 37 days, which gives you a sense of how the current inventory is performing.
Buyer Negotiating Power
Buyers are successfully negotiating. Closings in Austin came in at -3.2% below asking price in February. With a list-to-close ratio of 92.1%, sellers are giving up meaningful ground from their initial ask to final close. That pattern benefits buyers who make offers below list.
The Bigger Picture: Austin Pricing Over Time
The 2024 full-year median was $599,450. The 2025 full-year median was $583,250. The 2026 YTD median (January + February combined) is $545,000.
Austin surged to a $600K median in mid-2024 during a brief rate-driven rally, then softened through 2025 as inventory climbed. Early 2026 data shows the market has found a floor — volumes are recovering and the median is stabilizing around $549K.
The monthly view puts the current trend in sharper focus:
Frequently Asked Questions
What This Means for Buyers
Austin gives you more runway than you’ve had in years. You can negotiate, request repairs, and walk away from overpriced listings without losing sleep. Focus on neighborhoods with sub-5-month supply for the best value-to-liquidity balance. If you’re buying to hold 5+ years, the fundamentals justify confidence.
What This Means for Sellers
Price discipline is everything right now. At 3.2% under asking on average, buyers are negotiating — plan for it. Homes priced at or slightly below comps are moving; homes priced above are sitting. Get a pre-listing appraisal or a strong CMA before you set your number.
All data sourced from Unlock MLS, current as of March 11, 2026. Austin market data includes residential single-family, townhome, and manufactured home sales.
Thinking about buying or selling in Austin? Contact the Neuhaus Realty Group for a personalized market analysis based on the latest data.
See all 15 city reports: Austin Area Market Updates: February 2026 Data
