Inventory and Supply Trends
Active residential listings across the Austin-Area MLS now total 17,516, marking an 8.6% year-over-year increase from 16,136 in July 2024. Months of Inventory rose from 5.49 to 6.29 over the same period—an increase of 14.6%—signaling a 1.1× expansion in supply relative to demand. Within the City of Austin, inventory climbed 14.4% to 5,714 active listings, and Months of Inventory increased from 5.94 to 6.69, a 12.7% gain. While week-over-week totals have declined slightly, the year-over-year growth confirms an ongoing trend toward elevated buyer choice and a less constrained supply environment.
Austin Housing Prices: Mild Declines at the Median, Continued Divergence
Pricing trends across the Austin-Area MLS show diverging movement between average and median values. The average list price rose 2.71% to $588,456, while the median list price decreased 0.3% to $438,535. On the sales side, the average sold price increased 2.4% year over year, reaching $568,263, whereas the median sold price declined 1.2% to $425,000. This continued gap indicates that while higher-end properties are maintaining upward pricing influence, mid-tier home values remain under modest downward pressure.
Within the City of Austin, prices moved upward across all major categories. The average list price climbed 6.4% to $804,891, and the median list price increased 6.2% to $599,900. The average sold price rose 5.5% to $771,776, while the median sold price jumped 7.3% year over year, reaching $590,100. These figures reflect a more defined pricing rebound within Austin city limits compared to the broader MLS.
Regional Trends: ZIP Code and City-Level Divergence
Of the 30 cities tracked across Central Texas, 43% reported a month-over-month median price increase, while 57% declined. On a year-over-year basis, the same distribution held—13 of 30 cities (43%) saw price gains, and 17 (57%) declined. All 30 cities are currently below their respective 12-month price peaks.
Among the 75 ZIP codes analyzed, 53% posted month-over-month increases, while 47% declined. On a year-over-year basis, 45% of ZIP codes rose in price, and 55% fell. Only one ZIP code remains above its 12-month high. The remaining 74 have yet to recover to peak values, indicating widespread normalization from prior market highs.
List-to-Sale Price Performance: Concessions Increase
Price concessions continue to expand. So far this month, 69.34% of sold properties closed below list price—up from 65.96% last month. Another 18.35% sold at list price, down from 21.84%, and only 12.30% sold above list, nearly flat from 12.20% last month and slightly below July 2024’s 13.21%. The average sold-to-list price ratio sits at 97.13%, further confirming that most transactions now involve negotiation and seller flexibility.
Peak Value Trends: Gap Remains Across All Metrics
Current prices remain below peak levels recorded in 2022 and 2025. Within the Austin-Area MLS:
The average list price is down 4.9% from its April 2025 high of $710,812.
The median list price is down 15.7% from its May 2022 peak of $539,900.
The average sold price is 8.8% below its May 2022 high of $664,515.
The median sold price is down 19.4% from its $538,000 peak.
Price-per-square-foot figures are down 18.8% (average) and 23.2% (median) from April 2022.
Within the City of Austin:
The average list price is down 14.4% from its April 2025 peak of $944,235.
The median list price is down 17.2% from its May 2022 high of $658,589.
The average sold price is 3.9% below the May 2022 high of $847,583.
The median sold price is down 16.5% from its peak of $680,000.
Price-per-square-foot measures have declined by over 20% compared to previous highs.
