Austin Real Estate Weekly Market Update – January 29, 2026

by: Dan Price, Broker at Team Price Real Estate
Austin's leading data analysis brokerage, where data drives exceptional service
Published on: Thursday, January 29, 2026 at 07:44 am

The Austin housing market moves deeper into late January 2026 with inventory continuing to build across the broader metro, while conditions inside the City of Austin remain more constrained but increasingly price-sensitive. Active listings across the Austin-Area MLS are up 10.9% YoY, rising from 11,515 to 12,767, as Months of Inventory increased from 3.98 to 4.54, reflecting slower absorption compared to this time last year. Pricing remains mixed. The average active list price is higher at $570,589, up 3.7% YoY, while the median active list price is effectively flat at $419,990. On the sales side, the average sold price increased to $546,073, up 3.1% YoY, while the median sold price edged lower to $405,000, down 0.5%, pointing to ongoing adjustment in typical transactions.

Within the City of Austin, active listings declined 1.7% YoY to 3,261, but Months of Inventory increased from 4.36 to 4.49, signaling softer sales velocity despite lower supply. Pricing trends show clearer divergence. The average active and sold prices rose modestly to $779,870 and $743,144, up 2.1% and 1.8% YoY, while the median active list price fell to $552,500 and the median sold price declined to $535,000, down 3.9% and 4.5% YoY. This pattern continues to highlight strength at the upper end of the market alongside ongoing repricing in the urban core.

Scroll down to access the full 850+ page Austin Real Estate Market Report, featuring in-depth statistics for the top 30 cities and 75 ZIP codes across the region. 

Inventory Growth and Market Balance

Active residential listings across the Austin-Area MLS total 12,767 this week, up from 11,515 at the same point last year, representing a 10.9% YoY increase in available supply. Inventory has continued to build week over week as new listings enter the market faster than homes are being absorbed through sales. Based on current transaction volume, Months of Inventory now stands at 4.54, up from 3.98 last year, a 14.1% YoY increase and roughly a 1.1x expansion in supply relative to demand. This places the market firmly above last year’s balance point and confirms a slower absorption environment entering the back half of January.

Inside the City of Austin, inventory trends remain more restrained but are no longer tightening. Active listings declined from 3,317 last year to 3,261 today, down 1.7% YoY, but Months of Inventory increased from 4.36 to 4.49, up 3.1% YoY. While total supply is slightly lower, homes are taking longer to sell compared to this time last year, indicating reduced sales velocity rather than true scarcity.

Pricing Stability Across the MLS

Pricing across the Austin-Area MLS continues to show separation between average and median measures. The average active list price increased from $550,050 last year to $570,589 this week, a 3.7% YoY gain, reflecting continued support at higher price points and replacement-cost inventory. In contrast, the median active list price was essentially unchanged, moving from $419,900 to $419,990, up just 0.02% YoY, signaling limited pricing power in the middle of the market.

On the sales side, the average sold price increased from $529,878 to $546,073, a 3.1% YoY gain. The median sold price declined slightly from $407,000 to $405,000, down 0.5% YoY. This divergence indicates that higher-priced transactions continue to support average pricing, while typical closings remain under mild pressure. Week over week, both median list and sold prices have shown little movement, reinforcing that pricing momentum remains limited despite seasonal activity.

Pricing Trends in the City of Austin

Within the City of Austin, pricing trends show clearer signs of adjustment. The average active list price increased from $764,170 to $779,870, a 2.1% YoY gain, while the median active list price declined from $575,000 to $552,500, down 3.9% YoY. This widening gap highlights how pricing strength remains concentrated in higher-end inventory.

On the sales side, the average sold price increased modestly from $730,171 to $743,144, up 1.8% YoY. The median sold price declined more sharply from $560,000 to $535,000, down 4.5% YoY. Week over week, median pricing within the city has continued to drift lower, indicating that price discovery is still underway, particularly for mid-range homes.

Negotiation and Buyer Leverage

Negotiation remains the dominant feature of the Austin housing market. So far this month, 71.26% of all closed sales across the Austin-Area MLS sold below list price, slightly lower than last month’s 71.45%. An additional 18.65% sold at list price, up from 18.01% last month. Only 10.09% of homes sold above list price, down from 10.53% last month and below January 2025 levels. The average sold-to-list price ratio currently stands at 96.63%, confirming that price concessions and negotiated outcomes remain common across most segments.

Regional and ZIP Code Variations

Market performance continues to vary widely across Central Texas. Of the 30 cities tracked, only 6 recorded month-over-month price increases, while 24 experienced declines. The same split holds year over year, with 6 cities posting gains and 24 posting declines. No cities are currently trading above their peak prices from the past 12 months, with all 30 remaining below recent highs.

At the ZIP code level, dispersion remains pronounced. Among the 75 ZIP codes tracked, 33 recorded month-over-month price increases while 41 declined. Year over year, 27 ZIP codes showed price increases and 48 declined. None of the tracked ZIP codes are above their peak prices from the past 12 months, with all 75 remaining below peak levels, underscoring how widespread the price reset has been.

Prices Relative to Peak Levels

Prices across the Austin-Area MLS remain materially below prior market highs. The average list price is down approximately 12.2% from its March 2023 peak, while the median list price is down about 22.2% from its May 2022 high. The average sold price is down roughly 18.6% from peak, and the median sold price is down approximately 25.7%. On a price-per-square-foot basis, both average and median sold values remain roughly 25% to 28% below their 2022 highs.

Within the City of Austin, peak-to-current declines also remain significant. The average list price is down approximately 10.0% from its September 2025 peak, while the median list price is down about 16.5% from its May 2022 high. The average sold price is down roughly 12.6% from peak, and the median sold price is down approximately 20.3%. Price-per-square-foot metrics remain 22% to 27% below peak levels, confirming that valuation adjustments remain firmly in place.

Market Outlook

As January 2026 progresses, the Austin housing market continues to operate in a slower, more measured environment. Inventory across the Austin-Area MLS remains higher than last year, Months of Inventory has expanded, and the majority of homes are still selling below list price. Average pricing remains supported by higher-end transactions, while median prices show limited momentum, particularly within the City of Austin. Market conditions continue to be defined by balance, negotiation, and price sensitivity rather than broad-based appreciation.

Austin Housing Market Questions and Answers

Is the Austin housing market a buyer’s market right now?

The Austin housing market is moving closer to balance with growing buyer leverage. Active listings across the Austin-Area MLS are up 10.9% YoY, and Months of Inventory has increased to 4.54 from 3.98 last year. Most homes are not selling at asking price. So far this month, 71.26% of homes sold below list price, and the average sold-to-list price ratio is 96.63%.

Are Austin home prices dropping in 2026?

Price trends depend on the metric. The average sold price across the Austin-Area MLS is up 3.1% YoY, but the median sold price is down 0.5% YoY. This shows that higher-priced sales are lifting averages, while typical homes are selling for slightly less than last year. Inside the City of Austin, the median sold price is down 4.5% YoY.

Are homes in Austin still selling over asking price?

Only a small share of homes are selling over asking price. So far this month, 10.09% of homes sold above list price, down from last month and below January 2025 levels. The majority of homes either sold below list price or at list price, indicating that bidding pressure remains limited.

How much inventory is there in Austin right now?

There are 12,767 active listings across the Austin-Area MLS, up from 11,515 at the same time last year. Based on current sales activity, Months of Inventory is 4.54 months, which is higher than last year and indicates slower turnover. In the City of Austin, active listings total 3,261, slightly lower YoY, but Months of Inventory has increased to 4.49.

How far are Austin home prices from the peak?

Prices remain well below peak levels. Across the Austin-Area MLS, the median sold price is down about 25.7% from its May 2022 peak, and the average sold price is down roughly 18.6%. On a price-per-square-foot basis, sold prices are still about 25% to 28% below peak levels. In the City of Austin, median sold prices are down about 20.3% from peak.

Are some Austin neighborhoods still seeing price increases?

Yes, but they are in the minority. Of the 30 cities tracked across Central Texas, only 6 showed price increases month over month and year over year. At the ZIP code level, 33 of 75 ZIP codes recorded month-over-month price increases, but year over year, 48 ZIP codes saw price declines. No tracked city or ZIP code is above its peak price from the past 12 months.

Should sellers in Austin expect to negotiate?

Yes. Negotiation is the norm. With over 71% of homes selling below list price and an average sold-to-list ratio under 97%, sellers should expect pricing discussions, concessions, or both. Market outcomes are increasingly determined by local competition, price positioning, and buyer sensitivity rather than overall market momentum.