There were 14,647 homes on the market across the Austin metro in June 2026, more than any month in this series so far. The median sat 20.4% below the April 2022 peak of $565,000. The average sale closed at 94.6% of list.
Austin market statistics, June 2026
| Metric | June 2026 |
|---|---|
| Median sale price | $450,000 (+1.1% YoY) |
| Homes sold | 3,210 (+0.6% YoY) |
| Active inventory | 14,647 (-14.8% YoY) |
| Months of supply | 4.4 |
| Median days on market | 66 |
| Sale-to-list ratio | 94.6% |
| 30-year fixed rate (avg) | 6.49% |
Turning the Corner, or Catching a Breath?
Unlock MLS reported the metro median at $450,000, up 1.1% year over year, the first positive annual reading of this cycle on the MLS basis, with active inventory contracting rather than expanding for the first time in three years. Sales-to-list ran 94.6% and average days on market was 66.
What changed since May 2026
The median fell $9,000 from May 2026, a 2.0% move. Time on market lengthened by 9 days, to 66. Active inventory grew by 1,858 listings, to 14,647.
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
| June 2026 | May 2026 | June 2025 | Since Oct 2016 | |
|---|---|---|---|---|
| Median sale price | $450,000 | $459,000 | $454,990 | range $255,626–$565,000 |
| Median days on market | 66 | 57 | 65 | range 16–108 |
| Active inventory | 14,647 | 12,789 | 14,231 | highest since Oct 2016 |
| Months of supply | 4.4 | 4.8 | 5.3 | range 0.9–6.5 |
| 30-year fixed rate | 6.49% | 6.44% | 6.82% | 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 June 2026 falls against every month that came before it.
If you are buying in Austin right now
4.4 months of supply is close to balance. You can inspect properly, ask for repairs, and walk away from a house that does not work, three things that were not available to Austin buyers between 2020 and mid-2022.
The average home sold for 94.6% of asking, so roughly 5.4% under list was the normal outcome, not an insulting one.
The payment math. At $450,000 with 20% down at 6.49%, principal and interest runs about $2,273 a month. Add roughly $750 for property taxes and $300 for insurance and you are near $3,323 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: 66 median days on market means your first two weeks decide the outcome. Price to the last ninety days of closed comps, not to what your neighbor listed at and did not sell. Condition and photography are doing more work now than they were two years ago.
Neighborhood in focus
South Austin (78704). Travis Heights, Bouldin Creek, Zilker, Barton Hills. Known for barton Springs, Zilker, tight inventory. It fits buyers who want walkability to South Congress and the park.
The metro numbers above are an average of a very unequal city, 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/south-austin/, including what is wrong with it.
On in Austin, June 2026
| When | What | Why it matters to a listing |
|---|---|---|
| Mid-June | Republic of Texas Biker Rally, Travis County Expo Center, east | Four days. Congress Avenue and the east side carry the traffic and the noise; the effect on showings is loud rather than obstructive. |
| Jun 19 | Juneteenth, East Austin | Parade and celebrations through east Austin, where the holiday has been marked since 1867. Street closures in 78702 and around Rosewood. |
What is coming next
The second half of the year, which will tell us whether the inventory contraction is a real turn or a pause. Watch new listings, not price.
Common questions
Do I need a buyer's agent in Austin, and who pays for one?
Since the NAR practice changes took effect in August 2024, you sign a written buyer representation agreement, specifying what your agent is paid and by whom, before touring a home. Compensation offers no longer appear in the MLS. Sellers can and frequently still do contribute to the buyer's agent fee; it is negotiated in the purchase contract now rather than advertised in the listing. The fee is negotiable and always was.
I am moving to Austin from California. What actually surprises people?
Four things, in order of how much money they cost. Property taxes, which run roughly 1.8-2.5% and have no Proposition 13-style cap beyond the 10% homestead limit. Homeowners insurance, which is among the highest in the country because of hail. Summer utility bills in an underinsulated house. And foundations: much of the region sits on expansive clay that moves with drought and rain, so watering your foundation is a real practice here and a structural engineer's report is money well spent on any older slab home.
How much do I need to earn to buy a median-priced Austin home?
At $450,000 with 20% down at 6.49%, the all-in monthly payment is roughly $3,323 including estimated taxes and insurance. At a 30% housing-to-income ratio that implies household income around $133,000. Lenders will approve you well above that; whether you should go there is a different question. Property taxes are estimated at 2.0% of value, verify the actual rate for the specific address, because a MUD can push it past 3%.
Part of a retrospective series on the Austin market, one post per month since 2016, compiled from the historical record. This edition covers June 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.