By Clay Byrne, Founder and Principal Broker, Byrne Real Estate Group
Austin Realtor for 29 years | Real estate coach | Rollingwood resident and youth sports coach
Originally published April 1, 2026 | Updated Sept. 26, 2026 with August 2026 data
The Short Answer
The median home price in the Austin metro was $412,000 in August 2026, down 6.4% from a year earlier, according to Unlock MLS. In the City of Austin, the median was $560,000. The average (mean) price runs higher: about $560,000 metro-wide and about $769,000 in the city, because luxury sales pull the average up. Prices are about 25% below the 2022 peak.
I’m Clay Byrne, founder of Byrne Real Estate Group. I’ve watched Austin prices through every cycle for 29 years, and “what does a house cost here now?” is still the first question almost everyone asks. Here’s the latest data, month by month and area by area, plus what it means if you’re buying or selling this fall.
Median vs. Average: Which Number Should You Use?
The median is the middle sale: half of homes sold for more and half for less. The average adds up every sale and divides by the number of homes, so a few multimillion-dollar sales in Westlake or Tarrytown pull it up. That’s why Austin’s average runs about $150,000 above the median metro-wide and about $200,000 above it inside the city. If you want to know what a typical home costs, use the median.
Austin Home Prices by Area (August 2026)
| Area | Median price | Change vs. Aug. 2025 | Average price* | Months of inventory |
|---|---|---|---|---|
| Austin metro (5 counties) | $412,000 | -6.4% | ~$559,800 | 5.1 |
| City of Austin | $560,000 | -4.3% | ~$768,900 | 4.6 |
| Travis County | $489,000 | -6.4% | ~$702,200 | 5.1 |
| Williamson County | $399,900 | -5.9% | ~$461,600 | 4.6 |
| Hays County | $355,000 | -1.4% | ~$437,800 | 5.5 |
| Bastrop County | $342,495 | -5.1% | ~$400,400 | 7.4 |
| Caldwell County | $270,000 | +17.4% (small sample) | ~$307,400 | 7.3 |
Source: Unlock MLS August 2026 Central Texas Housing Report. *Average price is calculated from reported sales dollar volume divided by closed sales.
Austin Median Home Price by Month (2026)
| Month | Metro median | YoY | City of Austin median | YoY |
|---|---|---|---|---|
| January | $400,495 | -2.3% | $522,500 | -5.0% |
| February | $412,000 | -3.6% | $540,000 | -2.7% |
| March | $426,220 | -3.0% | $550,000 | -6.8% |
| April | $440,000 | -1.9% | $573,750 | -3.2% |
| May | $440,000 | -0.9% | $595,000 | +0.5% |
| June* | $450,000 | +1.1% | $605,000 | +3.6% |
| July | $435,000 | +1.0% | $577,000 | -1.4% |
| August | $412,000 | -6.4% | $560,000 | -4.3% |
Source: Unlock MLS monthly Central Texas Housing Reports. *June figures as reported in coverage of the Unlock MLS June report.
The pattern is typical Austin seasonality on top of a slow correction. Prices climbed through spring, briefly edged above last year in June and July, then fell back in August as the summer rush ended and mortgage rates moved back up toward 7%.
How Far Are Prices From the 2022 Peak?
The Austin metro median peaked at $550,000 in April and May 2022. At $412,000, August 2026 is about 25% below that peak. The City of Austin median peaked at $667,000 in May 2022 and is now about 16% below. Today’s buyers get lower prices than at the peak, but with higher mortgage rates.
What Else the Data Says About the Austin Market
- More supply: 5.1 months of inventory metro-wide and 13,676 active listings in August. Around 6 months is generally considered balanced.
- Room to negotiate: homes closed at 93.2% of list price on average.
- Homes are selling a bit faster: 57 median days on market in the City of Austin in August, down from 65 a year earlier (Redfin). The city’s median price per square foot was about $306.
- Rates: the 30-year fixed averaged 7.03% the week of Sept. 24, 2026 (Freddie Mac), up from 6.30% a year ago.
- Forecasts: Zillow’s May 2026 forecast called for Austin home values to fall about 4.6% through March 2027. The Texas Real Estate Research Center noted in July that price weakness remains most pronounced in Austin among Texas metros.
What This Means for Buyers
You have time and leverage. You can inspect, negotiate repairs and ask for closing costs or a rate buydown, and you don’t have to decide in an afternoon. If you’re working with a budget, the suburbs are where it goes furthest: Williamson County’s median is under $400,000 and Hays County’s is $355,000. Our guide to the best Austin areas for families compares 15 neighborhoods by price and schools, and our down payment guide shows how little cash you may need.
What This Means for Sellers
Pricing right from day one matters more than it has in years. Buyers are watching price drops, and homes that start too high sit. The sellers winning right now are the ones who prepare the home, price to the last 90 days of sales in their neighborhood and are ready to negotiate. Want to know what your home would sell for today? Get a free home valuation.
Get Prices for Your Neighborhood
Metro numbers only tell part of the story. Tell us where you’re looking or what you own, and we’ll send you the latest sales, prices and days on market for that exact area.
I post about the Austin market and buying strategy on Facebook every day. Follow along if you want the local take as things change.
About the Author: Clay Byrne
Clay Byrne is the founder and principal broker of Byrne Real Estate Group and the owner of Buyer’s Rate Mortgage. He has spent his entire 29-year real estate career in Austin and has closed more than $1 billion in homes. He worked as a solo agent for his first 20 years and still goes on listing appointments himself so he stays close to what buyers, sellers and agents are dealing with right now.
Clay is also a real estate coach who trains and mentors agents, and he hosts the podcast Real Estate All Day with Clay. He lives in Rollingwood with his family, is rooted in the Eanes ISD community and coaches youth sports. He serves on the board of directors and finance committee of RBI Austin, a nonprofit that mentors young people through athletics, leadership, faith and discipline, and previously chaired the board of Butterfly Christian Preschool. In his words: neighbor, husband, dad, brother, son.
More about Clay | Facebook | Instagram | YouTube | LinkedIn
Austin Home Prices FAQ
What is the average home price in Austin in 2026?
In August 2026, the median sale price was $412,000 across the Austin-Round Rock-San Marcos metro and $560,000 in the City of Austin, according to Unlock MLS. The average (mean) sale price was higher, about $560,000 for the metro and about $769,000 for the city, based on total sales volume divided by closed sales. Clay Byrne of Byrne Real Estate Group recommends using the median, since a handful of luxury sales pull the average up.
Are home prices dropping in Austin?
Yes, modestly. The Austin metro median sale price was down 6.4% year over year in August 2026 and is about 25% below the May 2022 peak of $550,000. Prices rose slightly in June and July before falling again in August.
What was the peak home price in Austin?
The Austin metro median peaked at $550,000 in April and May 2022, and the City of Austin median peaked at $667,000 in May 2022, according to the Austin Board of Realtors (now Unlock MLS).
What is the median home price in Travis, Williamson and Hays counties?
In August 2026, the median sale price was $489,000 in Travis County, $399,900 in Williamson County, $355,000 in Hays County, $342,495 in Bastrop County and $270,000 in Caldwell County, according to Unlock MLS.
Is 2026 a good time to buy a house in Austin?
For many buyers, yes. With 5.1 months of inventory and homes closing at 93.2% of list price on average in August 2026, buyers have more choices and more negotiating power than at any point since before the pandemic. Byrne Real Estate Group regularly negotiates seller-paid closing costs and rate buydowns in this market.
How long does it take to sell a house in Austin?
The median home in the City of Austin took 57 days to sell in August 2026, down from 65 days a year earlier, according to Redfin.
Sources: Unlock MLS (formerly the Austin Board of Realtors) monthly Central Texas Housing Reports for January through August 2026 and May 2022; Redfin City of Austin housing market data (August 2026); Freddie Mac Primary Mortgage Market Survey (week of Sept. 24, 2026); Zillow forecast as reported May 2026; Texas Real Estate Research Center Texas Housing Insight (July 2026). Figures are subject to revision. Photo from Wikimedia Commons under the license noted. Buyer’s Rate Mortgage NMLS #2565699. Equal Housing Opportunity.
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