Ed Neuhaus 
Bastrop closed 32 homes in February 2026 at a $364,950 median sale price.
Before diving into what it means, lets look at the full picture.
February 2026 by the Numbers
32 homes closed in Bastrop last month. Here’s the snapshot:
The numbers at a glance:
- Median Sale Price: $364,950 (+2.6% year-over-year)
- Average Sale Price: $375,686 (-0.3% YoY)
- Price Per Square Foot: $187 (-5.6% YoY)
- Total Sales Volume: $12.0 million
- Homes Sold: 32 (-11.1% YoY)
- Average Home Size: 2,016 square feet
Reading Bastrop’s Numbers in Context
Bastrop closed 32 homes in February at a $364,950 median — a small-volume market where individual closings can move the needle on reported statistics. Bastrop has a distinct character: historic downtown, Lost Pines ecosystem, and growing appeal as a remote-work destination with Austin proximity via Hwy 71. The market here attracts a different buyer than the northwest suburbs.
The Inventory Picture: Buyers Hold the Cards
Bastrop currently has 349 active listings and 10.9 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 Bastrop 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:
The Under $300K range is where buyers are competing, with under 4 months of supply. If you’re selling in that range, you have the upper hand.
The $300K-$400K range has 11.5 months of supply (127 active listings, 11 sold in February). Buyers shopping there have real time and leverage.
How Fast Homes Are Selling
With 113 median days on market — the longest in this analysis — Bastrop homes are taking nearly four months to sell. That’s a clear signal of price sensitivity in a small market with limited local employment. Sellers who price at market are moving; those anchored to 2022 peak pricing are sitting.
The median days on market for closed sales in February was 113 days. Active listings have a median DOM of 28 days, which gives you a sense of how the current inventory is performing.
Buyer Negotiating Power
Buyers are successfully negotiating. Closings in Bastrop came in at -4.7% below asking price in February. With a list-to-close ratio of 90.6%, 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: Bastrop Pricing Over Time
The 2024 full-year median was $399,000. The 2025 full-year median was $371,875. The 2026 YTD median (January + February combined) is $371,031.
Bastrop’s annual median has been range-bound in the $370K-$415K zone for two years, with February 2026 showing softness at $365K. As a smaller market (32 closings/month), the data can swing meaningfully with just a few outlier sales. The trend is mild softening rather than dramatic decline.
The monthly view puts the current trend in sharper focus:
Frequently Asked Questions
What This Means for Buyers
Bastrop gives buyers exceptional leverage right now. Nearly 11 months of supply and homes closing 4.7% under asking means you can negotiate hard. This is the market to push for price reductions, seller-paid closing costs, and repair credits. If you’re buying for the lifestyle (Lost Pines, river, historic downtown), you’re getting good value relative to recent years.
What This Means for Sellers
Bastrop sellers face a challenging reality: 349 listings competing for a buyer pool that generates only 32 closings per month. You need to stand out on price, condition, and marketing. The 4.7% below-asking close rate tells you buyers will negotiate hard — price low enough that your “negotiated price” is still acceptable to you.
All data sourced from Unlock MLS, current as of March 11, 2026. Bastrop market data includes residential single-family, townhome, and manufactured home sales.
Thinking about buying or selling in Bastrop? 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
