SHAPIROGROUP
Inventory levels, median prices, and days on market — what the numbers tell us about Austin's housing market heading into spring.
Austin's housing market in Q1 2026 tells a story of transition. After two years of correction from the pandemic highs, we're seeing early signs of stabilization — and in some neighborhoods, renewed strength.
Median home price across the Austin metro landed at $485,000 in March 2026, up 2.3% from March 2025. That's the first year-over-year increase we've seen since mid-2024. But the headline number masks significant variation by neighborhood:
Active inventory sits at 3.2 months — still below the 6-month mark that typically signals a balanced market, but significantly higher than the 0.5 months we saw in early 2022. Homes that are priced correctly are selling in 22 days on average. Overpriced listings are sitting 60+ days.
The key takeaway: pricing strategy matters more than ever. The "list high and see what happens" approach doesn't work in this market.
You have more negotiating power than you've had in years, but the best properties are still competitive. Our SuperSearch data shows that homes priced in the bottom 25th percentile of their neighborhood receive multiple offers within the first week. If you find a well-priced home, move quickly.
Price it right from day one. Our CMA tool pulls from more data sources than traditional MLS analysis, giving you a more accurate picture of where your home should be priced. The homes that sell fastest and for the most money are the ones priced at or slightly below market value — creating urgency and competition.
With mortgage rates hovering around 6.5-7% and the Fed signaling potential cuts in the back half of 2026, we expect spring to be active. Buyers who are on the fence should consider acting before rates drop — because when they do, competition will increase significantly.
David Shapiro
Shapiro Group
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