Austin-area agents closed 2,739 sales in July 2026, up 4.4% year over year. The 30-year fixed averaged 6.54% that month. The median sat 23.0% below the April 2022 peak of $565,000. The median sale was $435,000, flat against a year earlier at +1.0%. That made it a buyer's market.
Austin market statistics, July 2026
| Metric | July 2026 |
|---|---|
| Median sale price | $435,000 (+1.0% YoY) |
| Homes sold | 2,739 (+4.4% YoY) |
| New listings | 4,280 |
| Active inventory | 13,796 (-9.9% YoY) |
| Months of supply | 4.7 |
| Median days on market | 63 |
| 30-year fixed rate (avg) | 6.54% |
The Buyer’s Window Is Closing
The metro median came in at $435,000, up about 1.0% year over year, with sales up 4.4% and 4,280 new listings. Two consecutive positive year-over-year prints after three years of declines. The window where a buyer had unlimited time and no competition is closing, not slammed shut, but closing.
What changed since June 2026
The median fell $15,000 from June 2026, a 3.3% move. Time on market shortened by 3 days, to 63. Active inventory shrank by 851 listings, to 13,796.
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
| July 2026 | June 2026 | July 2025 | Since Oct 2016 | |
|---|---|---|---|---|
| Median sale price | $435,000 | $450,000 | $440,000 | range $255,626–$565,000 |
| Median days on market | 63 | 66 | 68 | range 16–108 |
| Active inventory | 13,796 | 14,647 | 14,203 | range 2,660–14,647 |
| Months of supply | 4.7 | 4.4 | 5.9 | range 0.9–6.5 |
| 30-year fixed rate | 6.54% | 6.49% | 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 July 2026 falls against every month that came before it.
If you are buying in Austin right now
At 4.7 months of supply this is a buyer's market, and 63 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 payment math. At $435,000 with 20% down at 6.54%, principal and interest runs about $2,209 a month. Add roughly $725 for property taxes and $290 for insurance and you are near $3,224 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 13,796 active listings and 63 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
Deep South Austin (78745). Cherry Creek, Garrison Park, Manchaca. Known for value, access, first-time buyers. It fits first-time buyers and young families.
The metro numbers above are an average of a very unequal city, Deep South 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/deep-south-austin/, including what is wrong with it.
On in Austin, July 2026
| When | What | Why it matters to a listing |
|---|---|---|
| Jul 4 | Fourth of July Concert and Fireworks, Auditorium Shores / Lady Bird Lake | The Austin Symphony on Auditorium Shores with fireworks over the lake. Downtown and the south shore close from late afternoon. |
What is coming next
The fall market, and the first fall in four years where a buyer probably should not assume the house will still be there in a month.
Common questions
What should I know about flooding before buying in Austin?
Central Texas is Flash Flood Alley: thin soil over limestone, steep terrain, and storms that stall. Austin models its own floodplain, which is often stricter than FEMA's, so a house can sit outside the FEMA 100-year map and inside the city's. Standard homeowners insurance does not cover flood, NFIP policies take 30 days to take effect, and plenty of local flooding happens outside mapped floodplains. Pull both maps and get a flood quote during your option period.
Are Austin home prices going up or down?
Essentially flat, +1.0% year over year as of July 2026. Against the April 2022 peak of $565,000, the metro median is 23.0% lower. Which number matters to you depends on when you bought.
Should I buy in Austin or in the suburbs?
The honest trade: Round Rock, Cedar Park, Leander, Pflugerville, Georgetown, Kyle and Buda will get you meaningfully more square footage and, in Round Rock ISD, Leander ISD and Lake Travis ISD, schools that rate as well or better than most Austin ISD zones. What you give up is proximity, and in Austin proximity is the scarce good. The drive from Leander to downtown at 8am is not the drive you tested on a Sunday. Check the MUD rate before you compare prices; a suburban house can carry a higher monthly cost than a more expensive central one.
Part of a retrospective series on the Austin market, one post per month since 2016, compiled from the historical record. This edition covers July 2026; every figure is as reported for that month, and nothing in it looks past it.
Source: Unlock MLS (ACTRIS) via the Austin Board of REALTORS® monthly market report, all property types, Austin-Round Rock-San Marcos MSA. Note that most posts in this series use a single-family series from the Redfin Data Center; the basis differs, so month-to-month comparisons against earlier posts are not apples to apples. Mortgage rates are the monthly average of the Freddie Mac 30-year fixed survey. Payment and tax 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.