The median single-family home in the Austin metro sold for $445,000 in April 2026, flat against a year earlier at -1.1%. Homes took a median of 60 days to sell. Active inventory stood at 12,342 listings, down 4.5% year over year. The share selling above asking was 17%. That made it a buyer's market.
Austin market statistics, April 2026
| Metric | April 2026 |
|---|---|
| Median sale price | $445,000 (-1.1% YoY) |
| Median price per sq ft | $212 (-3.7% YoY) |
| Homes sold | 2,665 (+12.4% YoY) |
| New listings | 4,526 |
| Active inventory | 12,342 (-4.5% YoY) |
| Months of supply | 4.6 |
| Median days on market | 60 |
| Sale-to-list ratio | 97.8% |
| Sold above asking | 16.6% |
| Listings with a price cut | 35.9% |
| 30-year fixed rate (avg) | 6.33% |
31 Days Off the Clock in a Single Month
Days on market fell from 91 to 60. A 31-day improvement in a single month, the largest in this series. The above-list share reached 16.5%. Inventory kept building, to 12,342, because spring listings always do, but they were being absorbed at a pace nobody had seen since 2022.
What changed since March 2026
The median rose $11,965 from March 2026, a 2.8% move. Time on market shortened by 31 days, to 60. Active inventory grew by 848 listings, to 12,342. The share of homes selling over asking gained 2.6 points, to 16.6%.
One month is noise. The reason to read it anyway is that direction shows up in inventory and days on market well before it shows up in price, so the months where those two disagree with the headline number are the interesting ones.
Where this month sits in the cycle
| April 2026 | March 2026 | April 2025 | Since Oct 2016 | |
|---|---|---|---|---|
| Median sale price | $445,000 | $433,035 | $450,000 | range $255,626–$565,000 |
| Median days on market | 60 | 91 | 55 | range 16–108 |
| Active inventory | 12,342 | 11,494 | 12,926 | range 2,660–14,231 |
| Months of supply | 4.6 | 4.6 | 5.5 | range 0.9–6.5 |
| Sold above asking | 17% | 14% | 16% | range 9%–75% |
| 30-year fixed rate | 6.33% | 6.18% | 6.72% | range 2.68%–7.62% |
The right-hand column is the range this series has covered since October 2016. No forecast in it, just where April 2026 falls against every month that came before it.
If you are buying in Austin right now
At 4.6 months of supply this is a buyer's market, and 60 median days on market is the negotiating position. A listing that is ninety days old belongs to a seller whose plan is not working. That is worth more than any clever offer strategy.
The average home sold for 97.8% of asking, so roughly 2.2% under list was the normal outcome, not an insulting one.
The payment math. At $445,000 with 20% down at 6.33%, principal and interest runs about $2,211 a month. Add roughly $742 for property taxes and $297 for insurance and you are near $3,249 a month all in. Texas has no state income tax and this is where the state collects instead, budget the tax line from day one, not as an afterthought.
If you are selling: with 12,342 active listings and 60 median days on market, you are competing against a lot of houses and a patient buyer. Price ahead of the market rather than chasing it down, and consider funding a rate buydown, at these rates it moves a buyer's monthly payment more than an equivalent price cut does.
Neighborhood in focus
Downtown Austin (78701). Rainey Street, 6th Street, Congress Ave. Known for high-rise condos, walkable nightlife. It fits professionals who want urban living without a commute, and runs $350K condos to $1M+ penthouses.
The metro numbers above are an average of a very unequal city, Downtown Austin does not move in lockstep with Kyle or Leander, and the gap between ZIPs widens in exactly the months the metro looks calm. There is a longer, more honest write-up at /neighborhoods/downtown-austin/, including what is wrong with it.
On in Austin, April 2026
| When | What | Why it matters to a listing |
|---|---|---|
| Late April | Austin Food + Wine Festival, Auditorium Shores | Auditorium Shores and the south shore of Lady Bird Lake close for the weekend. Downtown hotel demand rises but nothing like SXSW. |
| Late March into early April | Texas Relays, Mike A. Myers Stadium, UT campus | Campus-area traffic and hotels fill for the weekend. Localised to 78705 and the blocks around San Jacinto. |
What is coming next
Summer, which is normally when Austin's selection is best and competition is lowest.
Common questions
How long are homes taking to sell in Austin?
A median of 60 days in April 2026. That is the number to watch if you only watch one, days on market turns before price does, in both directions. For reference, since October 2016 this measure has ranged from 16 days in May 2016 to 108 in January 2026.
What are the best neighborhoods in Austin for families?
It depends on what you are optimizing for, and anyone who answers without asking is selling you something. Broadly: Circle C, Steiner Ranch and Avery Ranch for space and schools; Mueller, Crestview and Brentwood for walkability with a yard; Westlake and West Lake Hills for Eanes ISD if the budget reaches; Hyde Park and Bryker Woods for older homes near central. There are honest write-ups of nine of these at theaustinlocalgroup.com/neighborhoods, including the parts that are not flattering.
What is a MUD district and why does it matter?
A Municipal Utility District is a taxing entity that finances water, sewer and drainage infrastructure in developments outside city utility service: common in Leander, Kyle, Buda, Manor and parts of Pflugerville and Dripping Springs. It levies its own rate on top of city, county and school, and can add a full percentage point or more to your effective tax rate. MUD rates typically decline as the district's debt is paid down, but that takes decades. It is the most common surprise in a suburban Central Texas closing, and it is disclosed, read the MUD notice.
Part of a retrospective series on the Austin market, one post per month since 2016, compiled from the historical record. This edition covers April 2026; every figure is as reported for that month, and nothing in it looks past it.
Source: Redfin Data Center metro market tracker: single-family, Austin-Round Rock-San Marcos metro, not seasonally adjusted. Mortgage rates are the monthly average of the Freddie Mac Primary Mortgage Market Survey 30-year fixed rate. Payment, tax and insurance figures are estimates for illustration and are not a quote. Median sale price is not a guarantee of value for any specific property.
Written by Mike Vilece, a licensed Texas real estate agent with Compass in Austin. If you want the version of this that applies to your street and your budget, ask me directly.