The median Austin-area listing spent 91 days on the market in March 2026. The median sale was $433,035, down 3.6% year over year. Active inventory stood at 11,494 listings, up 2.6% year over year.
Austin market statistics, March 2026
| Metric | March 2026 |
|---|---|
| Median sale price | $433,035 (-3.6% YoY) |
| Median price per sq ft | $207 (-5.4% YoY) |
| Homes sold | 2,508 (+6.7% YoY) |
| New listings | 4,230 |
| Active inventory | 11,494 (+2.6% YoY) |
| Months of supply | 4.6 |
| Median days on market | 91 |
| Sale-to-list ratio | 97.5% |
| Sold above asking | 13.9% |
| Listings with a price cut | 31.9% |
| 30-year fixed rate (avg) | 6.18% |
The Spring Market Shows Up Early
Days on market dropped from 107 to 91 in a single month and sales rose to 2,508 from 1,904. That is the sharpest February-to-March improvement since 2021. The above-list share moved from 11% to 14%. The spring market showed up, and after three years of it not showing up, that is the news.
What changed since February 2026
The median rose $18,035 from February 2026, a 4.3% move. Time on market shortened by 16 days, to 91. Active inventory grew by 836 listings, to 11,494. The share of homes selling over asking gained 2.8 points, to 13.9%.
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
| March 2026 | February 2026 | March 2025 | Since Oct 2016 | |
|---|---|---|---|---|
| Median sale price | $433,035 | $415,000 | $449,000 | range $255,626–$565,000 |
| Median days on market | 91 | 107 | 75 | range 16–108 |
| Active inventory | 11,494 | 10,658 | 11,199 | range 2,660–14,231 |
| Months of supply | 4.6 | 5.6 | 4.8 | range 0.9–6.5 |
| Sold above asking | 14% | 11% | 14% | range 9%–75% |
| 30-year fixed rate | 6.18% | 6.05% | 6.65% | 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 March 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 91 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 97.5% of asking, so roughly 2.5% under list was the normal outcome, not an insulting one.
The payment math. At $433,035 with 20% down at 6.18%, principal and interest runs about $2,117 a month. Add roughly $722 for property taxes and $289 for insurance and you are near $3,128 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 11,494 active listings and 91 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
UT Area & Bryker Woods (78703 & 78705). West Campus, Bryker Woods, Old West Austin. Known for uT-adjacent investment potential. It fits investors and buyers who want to be in the center of everything.
The metro numbers above are an average of a very unequal city, UT Area & Bryker Woods 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/ut-area-bryker-woods/, including what is wrong with it.
On in Austin, March 2026
| When | What | Why it matters to a listing |
|---|---|---|
| Early March | Zilker Kite Festival, Zilker Park | Zilker parking is gone by mid-morning and Barton Springs Road backs up. A Sunday that costs you traffic in 78704 and nowhere else. |
| Mar 12–18 | SXSW, Downtown / Convention Center | The hardest week of the year to show a downtown property. Central traffic is unusable and short-term rentals price like hotels. |
| Mar 13–28 | Rodeo Austin, Travis County Expo Center, east | Sixteen nights at the Travis County Expo Center. Pulls traffic east on Decker Lane; little effect on central showings. |
What is coming next
The April 30 homestead exemption deadline. Appraisal notices, which after three flat-to-down years should finally be arguable in your favor.
Common questions
Is it a good time to buy a house in Austin?
For a buyer with a five-year-plus horizon, this is the better half of the cycle. 91 days on market and 4.6 months of supply means you can inspect, negotiate, and walk. The people who bought in Austin's soft stretches did better than the people who bought in its frenzies, and they had a much less unpleasant time doing it.
How much are property taxes in Austin?
Combined city, county, school district and community college rates in the Austin area generally land between about 1.8% and 2.5% of assessed value, and higher inside a Municipal Utility District, where 3%+ is possible. There is no state income tax in Texas, and property tax is the trade. Two things every buyer should do: file a homestead exemption by April 30 of the year after you close, which caps annual taxable value increases at 10%, and check whether your target address sits in a MUD or PID before you finalize your budget.
Is the Austin housing market going to crash?
It already corrected. The metro median is 23.4% below the April 2022 peak, which is a larger drawdown than most US metros saw in this cycle, because Austin's run-up was larger. What is not present is the 2008 setup: lending standards are tight, most owners hold fixed-rate mortgages well below current rates, and Central Texas is still adding jobs and people. A slow market and a crashing one look different, and this is the first one.
Part of a retrospective series on the Austin market, one post per month since 2016, compiled from the historical record. This edition covers March 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.