January 2026 Austin Condo Price Report

Eleven Oaks Realty is proud to present their January 2026 Austin Condo Price Report measuring activity in the Austin condo market. Our January 2026 Austin Condo Price Report covers all condominiums and townhomes in the City of Austin. 

The Austin Condo Market is a Buyer’s Market

In January 2026, there were 7.48 months of inventory on the market, showing a 6.% decrease in month over month numbers. The average sold to list price was 95.74%, down 0.42% in month over month comparisons. The median time to sell a condo in Austin was 90 days, up 8.4% in month over month numbers. The median sold price for an Austin condo was $375,000, up 2.18% in month over month comparisons.

What the Numbers Mean for Buyers

The January 2026 data confirms that buyers continue to hold the negotiating advantage in the Austin condo market. With 7.48 months of inventory, the market remains firmly in buyer’s-market territory, giving purchasers more options and leverage than we’ve seen in years. Elevated inventory means buyers are not forced to rush decisions or compete aggressively for limited supply. Pricing trends continue to reinforce buyer leverage. The median sold price declined 6.5% year over year, and while it ticked up 1.6% from December, the broader trend still favors buyers. Condos are selling below asking price, with the average sold-to-list ratio at 95.74%, confirming that sellers are consistently conceding during negotiations. Time on market tells the same story. The median days to sell increased to 90 days, up 26.8% compared to January 2025. This extended timeline gives buyers room for thorough due diligence, inspections, and price negotiations without the pressure of competing offers. One encouraging sign for the overall market: new pending listings rose 5.5% year over year, with 154 condos going under contract in January compared to 146 last year. This suggests buyers are taking advantage of current conditions and acting on the opportunities available to them.

What the Numbers Mean for Sellers

For sellers, the January 2026 numbers continue to reflect a challenging environment. Inventory is up 21% year over year, meaning sellers are competing against a larger pool of alternatives. Buyers have little urgency and are quick to pass on listings that feel overpriced or poorly positioned. Price reductions remain common. With median sold prices declining year over year and list prices trending downward, sellers are being forced to align with market realities rather than aspirational pricing. The fact that sellers are receiving less than 96% of list price on average highlights the importance of pricing correctly from day one. Longer marketing times also increase carrying costs. Properties sitting on the market for three months expose sellers to HOA dues, taxes, insurance, and opportunity cost. In this environment, sellers who are unwilling or unable to price competitively risk extended market time and steeper eventual concessions.

6.5% Decrease in Median Sold Price

In January 2026, the median sold price for a condo in Austin was $375,000 compared to $401,250 in January 2025, showing a 6.5% decrease in year over year numbers. Last month the median sold price was $367,000, showing a 2.2% increase in month over month comparisons.

16.7% Decrease in Number of Sold Condos

In January 2026, there were 85 condos that sold in Austin compared to 102 in January 2025, showing a 16.7% decrease in year over year numbers. Last month there were 146 condos that sold, showing a 41.8% decrease in month over month comparisons. January is historically a slower month for condo closings, so some seasonal pullback is expected.

0.9% Decrease in Average Sold to List Price

In January 2026, the average sold to list price was 95.74% compared to 96.64% in January 2025, showing a 0.9% decrease in year over year numbers. Last month the average sold to list price was 96.05%, showing an 0.3% decrease in month over month numbers.

26.8% Increase in Median Time to Sell

In January 2026, the median time to sell is 90 days compared to 71 days in January 2025, showing a 26.8% increase in year over year numbers. Last month the median time to sell a condo in Austin was 83 days, showing an 8.4% increase in month over month comparisons.

7.9% Decrease in Median Price Per Square Foot

In January 2026, the median price per square foot for a condo in Austin was $313 compared to $340 in January 2025, showing a 7.9% decrease in year over year numbers. Last month the median price per square foot was $302, showing a 3.6% increase in month over month comparisons.

19% Decrease in Total Sales Volume

In January 2026, the total sales volume for condos in Austin was $46,321,576 compared to $57.16MM in January 2025, showing a 19% decrease in year over year numbers. Last month the total sales volume was $72.18MM, showing a 35.8% decrease in month over month comparisons. The sharp decline reflects both fewer closings and lower median prices compared to a year ago.

21% Increase in Months Supply of Inventory

In January 2026, there were 7.48 months of inventory on the Austin condo market compared to approximately 6.18 months of inventory in January 2025, showing a 21% increase in year over year comparisons. Last month there were 8 months of inventory, showing a 6.5% decrease in month over month comparisons.

5.5% Increase in Number of New Pending Listings

In January 2026, there were 154 condos that accepted a contract compared to 146 condos in January 2025, showing a 5.5% increase in year over year numbers. Last month there were 92 condos that accepted a contract, showing a 67.4% increase in month over month comparisons.

3.5% Decrease in Median Active List Price

In January 2026 the median active list price for a condo in Austin was $410,000 compared to $424,990 in January 2025, showing a 3.5% decrease in year over year numbers. Last month the median active list price was $399,250, showing a 2.8% increase in month over month comparisons.

6.9% Decrease in Number of New Listings

In January 2026, there were 352 condo listings introduced to the market compared to 378 in January 2025, showing a 6.9% decrease in year over year numbers. Last month there were 172 condos introduced to the market, showing a 104.7% increase in month over month comparisons. The large month over month jump is typical seasonal activity as new inventory enters the market after the holiday slowdown.

15% Increase in Number of Active Condo Listings

In January 2026, there were 1,162 condos actively listed for sale compared to 1,010 in January 2025, showing a 15% increase in year over year numbers. Last month there were 1,240 condos actively listed for sale in Austin, showing a 6.1% decrease in month over month comparisons.

January 2026 Austin Condo Numbers

In January 2026, there were 89 condos and townhomes that sold in Austin. Condos ranged in size from 432-3,228 sq ft with 1-4 bedrooms and 1-5 bathrooms. The most expensive condo that sold in Austin sold for $3,275,000 and the least expensive condo sold for $122,500. It took, on average, 97 days to sell a condo in Austin and sellers received, on average, 89.60% of their original list prices. The average price per square foot of a condo sold in Austin in January 2026 was $364.35.

2025 Full-Year Austin Condo Market Recap

Since January marks the start of a new year, here is a quick look at how the Austin condo market performed throughout all of 2025. There were 1,798 condos and townhomes sold in Austin during 2025, a 5.9% decrease from the 1,909 sales recorded in 2024. The full-year median sold price was $390,000, down 4.3% from 2024’s median of $407,400. The median time to sell was 56 days for the full year, and sellers received an average of 91.70% of their original list prices. These full-year numbers confirm the trend we’ve tracked month by month throughout 2025: prices have continued to ease from their 2022 peaks, inventory has grown, and the market has shifted in favor of buyers. Heading into 2026, the January data suggests these trends are continuing, though the slight month-over-month price increase could signal early stabilization.

Time to Buy? Sell?

As always, the best time to buy or sell is when it’s right for you. The market moves in cycles, and the only certainty is what we see in hindsight. The key is knowing your financial and lifestyle goals and working with professionals who can help you understand the numbers. Based strictly on the January 2026 numbers, this is a stronger market for buyers than for sellers. Inventory levels, declining prices, extended days on market, and below-list sale ratios all point to buyer leverage. Buyers benefit from choice, time, and negotiating power that simply did not exist in recent years. For sellers, the data suggests caution. While homes are still selling, they are doing so more slowly and at lower prices than last year. Sellers who must move can succeed, but only with realistic pricing and strategic positioning. Sellers without urgency may find better conditions by waiting for inventory to normalize. 

Action Items for Buyers:

• Negotiate aggressively on price, closing costs, and repairs
• Focus on listings with longer days on market, where sellers are more motivated
• Avoid overpaying – recent sales data supports disciplined offers
• Lock in favorable terms while inventory remains elevated

If you’re in the market to buy, clarity and speed are your best allies. Know what you’re looking for so you can act quickly when the right opportunity arises. Don’t wait until the weekend to view listings in person – set alerts and visit condos of interest as soon as possible. By getting in early, you may outpace the competition. Many buyers have grown complacent, assuming they have plenty of time to see properties. Be proactive, and you’ll face less competition when making offers. Prioritize your house-hunting efforts, and you’ll gain valuable time to make thoughtful decisions. Our team of experienced buyer’s agents is here to help you find the perfect condo in the right complex for you and your family. With our deep market knowledge, we excel at negotiating favorable deals. Learn more about our Austin Home Buyer Representation Program, where we focus on guiding you toward a well-considered purchase – not pressuring you into the first condo we see.

Action Items for Sellers

• Price at or below recent comparable sales from the start
• Prepare properties thoroughly to stand out in a crowded market
• Expect negotiations and plan for concessions
• If flexibility exists, consider timing carefully rather than testing the market

If you need to sell, don’t be discouraged. Selling your condo in Austin is absolutely achievable with the right approach and a bit of patience. While buyers may occasionally change their minds or navigate contingencies, but by showcasing its unique features and appeal. Preparing your condo to meet market expectations is key. With thoughtful preparation and market-savvy pricing, you’ll be well-positioned to secure a great offer. And when it comes to selling your condo faster and for top dollar, our Condo Marketing Plan is unmatched in Austin. Let us show you how our expertise can make all the difference.

Final Word on the Austin Condo Market

The January 2026 Austin condo market is defined by balance shifting decisively toward buyers. This is not a collapsing market, but it is a correcting one. Buyers willing to act thoughtfully are rewarded with leverage and choice, while sellers must adjust expectations and strategy to succeed. As always, the right move depends on personal goals, but the numbers clearly define who holds the advantage right now.

Questions About the January 2026 Austin Condo Price Report?

Do you have questions about our January 2026 Austin Condo Price Report? Looking to buy or sell a condo or townhome in Austin? Call us at (512) 827-8323 or email us at info@11OaksRealty.com and we’ll help you in any way we can.