The Austin real estate market enters Q2 2026 deep in its correction cycle — prices have settled well below 2022 peaks, inventory has expanded into buyer-favorable territory, and the market is showing early signs of stabilization. Here’s the quarterly data breakdown.
Price Summary
The Austin metro median sales price sits at approximately $410,000 to $412,000 — down 3.5% to 3.6% year-over-year and approximately 18% below the 2022 peak of $550,000. Forecasts project stabilization through the first half of 2026 with potential modest gains in the second half. The urban core has held value better than outer suburbs. Williamson County trades below the metro median with 5.8 months of supply. Bastrop County has pushed to 10.1 months — firmly in buyer’s market territory.
Inventory Data
The metro has reached 6.5 months of supply — above the balanced-market threshold and firmly buyer-favorable. Active listings have grown 7.4% year-over-year to nearly 13,900 properties, the highest spring inventory since 2019. New construction in the suburban growth corridors continues delivering inventory with aggressive builder incentives including rate buy-downs to the 4% to 5% range.
Days on Market
Properties sit longer in the current market, with extended marketing times across most submarkets. The urban core moves faster than the outer suburbs, and builder inventory competes directly with resale homes.
Mortgage Rate Impact
At 6.3% on a $410,000 home with 20% down, the monthly principal and interest payment runs approximately $2,035 — a significant improvement from the $2,735 payment at $550,000 peak pricing. The combination of price correction and rate stabilization has restored meaningful affordability.
Submarket Performance
South Congress, East Austin, and the downtown corridor outperform the broader metro. Round Rock and Cedar Park lead Williamson County. Georgetown’s diverse buyer base provides stability. Leander, Liberty Hill, and Hutto offer the most competitive pricing with the strongest builder incentives.
Q2 Outlook
Austin’s correction has created a healthier foundation. The tech-employment base remains robust, population growth continues, and the affordability improvement positions the metro more competitively. The market rewards patient, prepared buyers and realistic, strategic sellers.
For more market data, explore our May market update and real estate stats.