Eleven Oaks Realty is proud to present their February 2026 Austin Condo Price Report measuring activity in the Austin condo market. Our February 2026 Austin Condo Price Report covers all condominiums and townhomes in the City of Austin.
February brought a significant rebound in condo sales activity after a slow January, with closed transactions jumping 33.3% month over month to 120 units and total sales volume rising nearly 25% to $60.8 million. Prices held nearly flat at $379,500 median, though they sit 5.1% below February 2025 levels, and forward-looking indicators like new pending contracts are trending in a positive direction. With 7.66 months of inventory on the market, the Austin condo market remains in buyer’s market territory heading into spring.
All data below covers condominiums and townhomes in the City of Austin. Data is sourced from Realtors Property Resource (RPR) and the Austin Board of REALTORS MLS. Some metrics may vary slightly between sources due to differing methodology; where differences exist, they are noted.
The Austin Condo Market is a Buyer’s Market
With 7.66 months of supply on the market in February 2026, the Austin condo market remains firmly in buyer’s market territory. Generally speaking, a market with fewer than four months of inventory favors sellers, four to six months is considered balanced, and anything above six months tilts toward buyers. At 7.66 months, there is meaningful room for buyers to negotiate, take their time, and compare options.
The four key metrics tell a consistent story. Inventory rose 4.1% from January to 7.66 months, and it is up 6.8% from February 2025, when supply stood at 7.17 months. Sellers received an average of 96.33% of their most recent list price at closing, a slight improvement from January’s 95.83%. Median days on market held steady at 90 days for the second month in a row, though that figure is dramatically higher than the 64 days it took to sell a condo in February 2025. Median sold price came in at $379,500, essentially unchanged from January’s $380,000.
The combination of elevated inventory, longer days on market, and year-over-year price softness gives buyers real leverage in this market. For sellers who price accurately and present well, homes are still selling, as the 33% jump in February closings demonstrates. The market is not frozen; it is selective.
What the Numbers Mean For Buyers
February’s data offers a favorable backdrop for buyers who have been sitting on the sideline. Prices are down 5.1% from a year ago, meaning a condo that would have sold for $400,000 in February 2025 is selling for closer to $379,500 today. That is roughly $20,000 in savings on a median-priced home, and that gap can be meaningful when you factor in what it means for your monthly payment.
Inventory remains elevated with 1,234 active listings and a 7.66-month supply, which gives you options. You are not competing in a crowded field for every property, and sellers know it. The average seller accepted 90.43% of their original list price at closing, meaning those who priced too high at the start typically had to make significant concessions before closing. That creates room for negotiation, particularly on listings that have been sitting for a while.
The 90-day median time to sell is your friend as a buyer. Properties are not flying off the market, so you have time to be thoughtful, conduct thorough due diligence, and negotiate terms that work for your situation. New pending contracts rose 9.3% year over year in February, though, which suggests more buyers are beginning to move. Spring traditionally brings more competition, so if you are ready, sooner is better than later.
What the Numbers Mean For Sellers
February’s jump in closed sales is genuinely encouraging. After 90 closings in January, the market produced 120 in February, a 33.3% increase. Buyers are active, and some properties are moving. The question for sellers is how to position yourself to capture that demand.
The data tells a clear story about pricing discipline. Sellers who received 93% of their original list price at closing started at the wrong number. In a market where the median home sold for $379,500, that means those sellers effectively left around $28,000 on the table by pricing too high upfront, triggering a price drop, and then still negotiating further. Sixty-two percent of condos that closed in February had at least one price reduction before going under contract, with sellers reducing an average of 14% from original to close. That is not a rounding error; that is a strategy problem.
The good news for sellers is that properly priced condos do sell. The median CP/LP% of 97% shows that sellers who went to market at a realistic price got very close to that number at closing. Supply is elevated, but demand is not absent. If you are thinking about selling, the work you do before listing, on price, presentation, and timing, will determine your outcome more than any single market condition.
Median Sold Price Down 5.1% Year Over Year
The median sold price for condos and townhomes in Austin came in at $379,500 in February 2026, down 0.1% from January’s $380,000 and down 5.1% from February 2025’s $400,000.
Looking at the two-year chart, the market ran through a peak around April and May 2025, when median prices touched the $420,000 range, before declining steadily through the summer and into fall. Prices bottomed in the August-September 2025 period near $360,000 before recovering into the $375,000 to $380,000 range over the last three months. The current level feels more like a stabilization than a continued slide.
The 5.1% year-over-year decline is real and meaningful for sellers who bought or listed in a higher-price environment. For buyers, though, it represents genuine value compared to where prices were just a year ago. The Unlock MLS data confirms the trend, showing a February 2026 median of $379,000, consistent with RPR’s reading. At roughly $380,000, the Austin condo median is sitting at its lowest sustained level in the two-year chart window.
Median Active List Price Down 3.9% Year Over Year
The median active list price for Austin condos in February 2026 was $412,450, up 3.1% from January’s $400,000 and down 3.9% from February 2025’s $429,000.
The two-year chart paints a clear picture: active list prices have been in a prolonged downtrend from a high near $480,000 in early 2024, falling steadily to a low around $400,000 in mid-to-late 2025. The 3.1% uptick from January to February may simply reflect new spring listings entering the market at aspirational prices, which is a seasonal pattern. Whether those prices hold depends on how buyers respond.
The gap between the median active list price ($412,450) and the median sold price ($379,500) is approximately $33,000. That spread tells you that a meaningful portion of today’s inventory is priced above where buyers are transacting. Sellers who price at or just below the median sold price will attract more attention; those who list near the median active list price are likely to experience the same correction that drove the average CP/OLP% to 90.43%.
Median Price Per Square Foot Down 5.1% Year Over Year
Median price per square foot for Austin condos and townhomes was $278 in February 2026, down 11.2% from January’s $313 and down 5.1% from February 2025’s $293.
The 11.2% month-over-month drop is notable and worth some context. This metric can swing more than median sold price when the mix of closed properties shifts toward smaller units or lower-priced segments of the market. In a month with only 120 closings, a few large or small transactions can move the median meaningfully. The year-over-year comparison of -5.1% is more statistically stable and reflects the broader softening in price per square foot over the past year.
The two-year chart shows the metric ran significantly higher in mid-2024 through mid-2025, touching above $360 at its peak, before declining sharply into the $280-$300 range. At $278, median price per square foot is approaching the lower end of the range shown in the chart. For buyers evaluating value on a per-square-foot basis, current pricing represents a meaningful discount from the peak period.
Average Sold to List Price Essentially Unchanged Year Over Year
The average sold to list price percentage for Austin condos was 96.33% in February 2026, up 0.5% from January’s 95.83% and essentially unchanged from February 2025’s 96.49%.
This metric measures what buyers paid relative to the seller’s most recent list price, not the original asking price. The fact that it came in at 96.33% means that, on average, buyers paid close to the final listed price. The story changes when you look at original list price: the average CP/OLP% from the ABoR statistics sheet was 90.43%, meaning sellers received only about 90 cents on their original listing dollar.
The two-year chart shows this ratio has been remarkably stable, holding in a narrow band between roughly 95.5% and 97.5% throughout the period. While almost everything else in the condo market has shifted, the sold-to-list relationship has barely moved. What has changed is how sellers get there, increasingly through price reductions rather than strong initial offers.
Median Time to Sell Up 40.6% Year Over Year
Median time to sell for Austin condos was 90 days in February 2026, unchanged from January and up 40.6% from 64 days in February 2025.
This is one of the most significant shifts in the market over the past 12 months. In February 2025, condos were going under contract in a median of 64 days. Today that number is 90 days. For buyers, that means properties are sitting longer and you have more time to evaluate your options. For sellers, it means you need to plan ahead: if you want to close by a certain date, you should expect the process to take roughly three months from list to close under current conditions.
The two-year chart tells an interesting story. Days on market were relatively low in early 2024 (in the 30-40 day range) and shot upward steadily, peaking in the September-October 2025 period near 85-87 days before dipping briefly in late fall. February 2026’s 90-day reading represents a new high for the chart period. The Unlock MLS data shows a median of 86 days and an average of 107 days, both consistent with the trend of condos taking significantly longer to sell than they did a year ago.
Months Supply of Inventory Up 6.8% Year Over Year
Months supply of inventory for Austin condos was 7.66 in February 2026, up 4.1% from January’s 7.36 and up 6.8% from February 2025’s 7.17.
At 7.66 months, the market has been in buyer’s territory for an extended stretch. The RPR chart shows months supply running in the 6-8 range throughout most of the past two years, with a notable spike to above 10 months in mid-2025 before retreating. The current level of 7.66 is in the upper end of what might be called an elevated buyer’s market: enough inventory to give buyers real choices, but not so extreme that sellers should be panicking.
The Unlock MLS inventory snapshot shows a slightly different picture as of March 9, 2026, with current months supply at 10.58 overall and 10.6 for the active inventory. The difference between the RPR figure and the Unlock MLS figure reflects the timing of the data pull and methodology differences. Either way, inventory is elevated and has been for months. Buyers who have been waiting for supply to open up are looking at some of the best selection they have seen in years.
Active Listings Up 3.7% Year Over Year
The number of active condo listings in Austin was 1,234 in February 2026, up 4.6% from January’s 1,180 and up 3.7% from February 2025’s 1,190.
While the year-over-year increase sounds modest, the two-year chart context is important. Active listings peaked sharply in the June-July 2025 period, running above 1,700 before declining steeply into the end of the year. The current level of 1,234 is well below that peak but still above where the market was running in late 2024 and early 2025. The 4.6% month-over-month uptick suggests sellers are beginning to re-enter the market as spring approaches.
The Unlock MLS inventory snapshot shows 1,270 active listings as of March 9, consistent with the RPR reading and confirming that inventory continues to build. With 120 closings in February and 1,234+ active listings, absorption remains slow. That is not bad news for the market overall, but it does mean that standing out requires competitive pricing and strong presentation.
New Listings Down 8.6% Year Over Year
New condo listings in Austin came in at 372 in February 2026, up 4.8% from January’s 355 and down 8.6% from February 2025’s 407.
The year-over-year decline in new listings is actually a slight positive signal for sellers, as fewer new listings entering the market means less fresh competition. However, with overall active inventory still elevated, the impact is modest. The two-year chart shows a clear seasonal pattern: new listings spike in the spring (March-June), drop sharply in late fall and December, and begin recovering in January and February. The 4.8% uptick from January to February is consistent with that seasonal ramp.
The Unlock MLS data shows 372 new listings as well, confirming the RPR figure. New listings are down 8.6% from a year ago, which suggests some sellers are choosing to wait rather than list into a market with elevated inventory and longer days on market. For those who do list, the reduced competition from new entries in February is at least a partial offset to the broader supply overhang.
New Pending Listings Up 9.3% Year Over Year
New pending condo listings in Austin were 164 in February 2026, up 1.2% from January’s 162 and up 9.3% from February 2025’s 150.
This is one of the more encouraging data points in the February report. New pending listings are a leading indicator of future closed sales, and a 9.3% year-over-year increase suggests that buyer demand is firming up compared to last February. The Unlock MLS data shows 170 new under contract listings in February, up 15.6% from the previous year, which points in the same direction.
The two-year chart shows pending activity dropped to very low levels in late fall 2025 (below 100 in some months) before recovering into January and February 2026. At 164 pending listings in February, the market is showing signs of life heading into the spring buying season. If this trend holds or accelerates in March, we should expect closed sales to pick up meaningfully in April and May.
Condos Sold Down 12.4% Year Over Year
The number of Austin condos sold in February 2026 was 120, up 33.3% from January’s 90 and down 12.4% from February 2025’s 137.
The month-over-month jump is the headline. January’s 90 closings was a very slow month, and February’s 120 represents a significant rebound. Some of that reflects normal seasonality, as January tends to be the slowest month of the year for closings (reflecting contracts signed in November and December when activity traditionally drops). But the size of the rebound is still meaningful.
The year-over-year decline of 12.4% tells you that February 2026, while better than January, is still below last year’s pace. The Unlock MLS confirms a 13% year-over-year decline in sales. The two-year chart shows the condo market has been running below the 150-180+ sales levels it saw in 2024 and early 2025. For context, the market produced 192 closings in May 2025 and 176 in June 2025. February’s 120 is on the lower end of the range, though much improved from January.
Total Sales Volume Down 12.2% Year Over Year
Total sales volume for Austin condos in February 2026 was $60,832,205, up 24.8% from January’s $48,740,000 and down 12.2% from February 2025’s $69,270,000.
The month-over-month gain in dollar volume mirrors the jump in closed sales. With 33.3% more transactions closing in February versus January, dollar volume followed. The year-over-year decline of 12.2% reflects both the lower number of closings (down 12.4%) and the lower median price (down 5.1%), with those two factors working together to reduce total volume.
The Unlock MLS shows a nearly identical February total of $60,601,705, confirming the RPR figure. The two-year chart shows volume peaked in the May-June 2025 range above $100 million before declining sharply in the second half of the year. At $60.8 million, February is near the lower end of the range shown in the chart. The spring selling season typically drives volume higher, and with pending contracts trending up year over year, volume should recover through March and April if that holds.
February 2026 Austin Condo by the Numbers
The table below is pulled directly from the Austin Board of REALTORS MLS statistics for February 2026 and covers 123 closed condominium and townhome transactions in the City of Austin. The most expensive condo that sold in February 2026 sold for $3,575,000 and the least expensive sold for $126,630. Condos ranged in size from 416 to 3,839 square feet with an average size of 1,505 square feet. The average price per square foot for a condo that sold in Austin in February 2026 was $337.81, with the lowest being $117.78 per square foot and the highest being $1,353.14 per square foot. It took, on average, 115 days to sell a condo in Austin and sellers received, on average, 90.43% of their original list prices. It is also worth noting the gap between the average close price ($509,526) and the median close price ($380,000) — a $129,526 spread that reflects the influence of a handful of high-end transactions pulling the average upward, while the median gives a more accurate picture of what a typical Austin condo buyer is actually paying.
| Min | Max | Avg | Median | |
|---|---|---|---|---|
| Beds | 1 | 4 | 2 | 2 |
| Baths | 1 | 6 | 2 | 2 |
| Sq Ft | 416 | 3,839 | 1,505 | 1,386 |
| Lot Sq Ft | — | 77,972 | 4,560 | 2,831 |
| List Price | $130,000 | $3,575,000 | $530,055 | $399,900 |
| LP/Sq Ft | $117.70 | $1,353.14 | $351.64 | $286.99 |
| Acres | — | 1.790 | 0.105 | 0.065 |
| Close Price | $126,630 | $3,575,000 | $509,526 | $380,000 |
| CP/Sq Ft | $117.78 | $1,353.14 | $337.81 | $283.02 |
| CP/LP% | 80.00% | 105.00% | 96.26% | 97.00% |
| CP/OLP% | 58.00% | 111.00% | 90.43% | 93.00% |
| ADOM | — | 773 | 115 | 88 |
The spread between the average CP/LP% (96.26%) and the average CP/OLP% (90.43%) tells the real pricing story. Sellers are closing near their final listed price, but many got to that final price after one or more reductions from their original ask. The 5.83 percentage point gap between those two figures means the average seller was reducing their price significantly before going under contract, not just accepting a modest discount at closing.
The ADOM range is striking: from a best-case minimum (not listed, indicating same-day or very fast transactions) to a maximum of 773 days. While that maximum is an outlier, the average of 115 days and median of 88 days both confirm what the RPR charts show: it takes a long time to sell a condo in Austin’s current market. Sellers who price right from day one avoid the carrying costs and negotiating disadvantage that come with a long listing history.
Where Buyers Are Shopping: A Look at Price Ranges
According to Unlock MLS data covering February 1 through February 28, 2026, 117 condo and townhome transactions closed in the City of Austin across all price ranges.
The $300,000-$399,999 range led all brackets with 25 sales, followed closely by $200,000-$299,999 with 23 and the entry-level sub-$200,000 bracket with 13. Combined, those three segments below $400,000 accounted for 61 of the 117 closings, or about 52% of all February activity. That concentration tells you where most buyer demand is actually landing: under $400,000.
The mid-range brackets showed notable weakness. The $400,000-$499,999 bracket recorded only 16 sales, down 40.7% year over year, and the $500,000-$599,999 bracket had just 8 sales, down 38.5% from a year ago. Those are meaningful year-over-year drops, suggesting that buyers who might have stretched into the $400,000-$600,000 range last year are now either stepping back, waiting, or landing in the sub-$400,000 segment as prices have come down. The luxury segments above $700,000 showed counterintuitively strong activity, with several brackets up 60-100% year over year, though small absolute numbers make those percentage swings easier to achieve.
On days on market by price range, the sub-$200,000 bracket showed the longest median DOM at 166 days, which often reflects older listings, distressed properties, or homes with condition issues that keep them from closing quickly. The $500,000-$599,999 bracket had a notably short 40-day median DOM, suggesting that well-priced mid-tier units are moving relatively quickly when they hit the market. The $1.4M+ bracket showed a median of just 33 days, consistent with the idea that well-qualified luxury buyers move decisively when the right property appears.
On pricing at close, all price ranges came in below asking, ranging from -2.9% in the $700,000-$799,999 bracket to -5.7% in the sub-$200,000 segment. Buyers across the board are negotiating discounts, with the overall average at -3.7% under asking. For buyers targeting the most active price ranges, the data shows modest negotiating room of 3-4% below the current asking price.
The Unlock MLS inventory snapshot adds another layer to this picture through its months of supply by price range breakdown. Not all price brackets are equally a buyer’s market. The $200,000-$299,999 range carries 13.4 months of supply — extreme buyer territory where negotiating leverage is high and sellers are under real pressure. The $500,000-$599,999 range sits at 12.4 months, and the $800,000-$999,999 range is at an extraordinary 15.5 months, meaning sellers in that bracket are competing against nearly 16 months of active inventory. On the other end of the spectrum, the $700,000-$799,999 bracket has only 5.5 months of supply, putting it close to a balanced market — the most competitive bracket in the current Austin condo landscape. For buyers, this means your negotiating position depends heavily on which price range you are targeting, not just the overall market conditions.
The Listing-to-Close Price Gap: What Sellers Need to Know
The statistics sheet shows two distinct price ratios: CP/LP% (close price to final list price) and CP/OLP% (close price to original list price). In February 2026, the average CP/LP% was 96.26% while the average CP/OLP% was 90.43%. That 5.83 percentage point gap is the cost of overpricing.
Here is what that looks like in dollars. The median list price in February was $399,900. A 7% price reduction from the original list (a common first cut) brings that to $371,907. If the buyer then negotiates another 3-4% from the reduced price, the seller ends up at roughly $358,000 to $361,000. Compare that to a seller who priced accurately at $380,000 from the start and closed at 97% of that figure: $368,600. The accurate pricer likely closes for more, faster, and with less stress.
Sixty-two percent of condos that closed in February 2026 had at least one price reduction before going under contract, according to Unlock MLS data. The average reduction was 7% from original list to close price, and the median time from list to price drop was 91 days. For sellers, this underscores a simple truth: the market will find the right price eventually, but reaching it through reductions costs you time, carrying costs, and negotiating leverage. Accurate pricing at launch remains the most effective strategy in this environment.
Price Drops in the Austin Condo Market
Understanding how price drops are working in the current market can help both buyers and sellers make better decisions. As of early March 2026, 515 of 1,270 active condo listings (41%) carry at least one price reduction, with an average drop of 7% from the original asking price. The median time from original listing date to first price drop is 91 days.
For buyers, this creates a clear strategy: properties that have been on the market 90 days or longer without a reduction are often candidates for negotiation or for a price cut that may be coming soon. You can set alerts or work with your agent to monitor listings that have been active without price adjustments. When a reduction comes, it is often a signal that the seller is now motivated.
The price-drop-by-range data from Unlock MLS shows that the sub-$200,000 bracket has the highest frequency of price drops, with 51% of active listings in that range carrying a reduction. The $400,000-$499,999 range is at 47% and the $500,000-$599,999 range is at 49%. For sellers in those brackets, those statistics are a prompt to look critically at your own pricing before market feedback forces the issue.
The Unlock MLS also shows that once a seller drops their price, it takes a median of 28 days to go under contract, compared to a longer timeline for listings that have not yet made a move. That suggests price reductions, when they happen at the right level, do work. The problem is that too many sellers are using reductions as a response to market feedback rather than as a proactive pricing strategy.
2025 Full Year Austin Condo Market Recap
The full-year 2025 numbers put February 2026 in context. According to Unlock MLS, 1,804 condo and townhome transactions closed in Austin in 2025, down 5.5% from 2024’s 1,728 closings (and those 2024 numbers were themselves down from 2023’s 1,822). The median sold price for the full year 2025 was $390,000, down 4.3% from 2024’s $407,400. Total sales volume came in at approximately $939.79 million for the year.
The 2025 market was defined by two distinct halves. The spring season (March through June) delivered strong sales volumes, with monthly closings reaching 160 to 192 units and monthly volumes exceeding $85-$104 million. The back half of the year softened considerably, with sales dropping into the 105-150 range per month and median prices declining from the spring peak near $415,000 to the $370,000-$375,000 range by year-end.
Looking at a longer view, the Unlock MLS data shows the Austin condo market peaked in 2022 at 2,392 annual sales and a $450,000 median price. Since then, both volume and price have come down steadily. The 2026 year-to-date data (191 combined closings through February with a median of $375,000) suggests the market is running below the 2025 pace so far, though February’s rebound in monthly sales is an encouraging sign that the market may be finding its footing.
Market Summary and Outlook
February 2026 told a somewhat mixed but ultimately cautiously positive story for the Austin condo market. The 33.3% jump in monthly closings from January to February was the clear headline, and it reflects real buyer activity rather than just seasonal noise. Total volume climbed to $60.8 million, pending contracts rose 9.3% year over year, and the sold-to-list ratio improved from 95.83% to 96.33%. These are not signs of a market in freefall.
The year-over-year comparisons are more sobering. Prices are down 5.1%, sales volume is down 12.2%, and condos are taking 40.6% longer to sell than they did in February 2025. Inventory at 7.66 months remains firmly in buyer’s market territory, and the average seller is receiving only 90.43% of their original list price at closing. Those numbers reflect a market that has re-priced meaningfully over the past 12 months.
The key variable for the coming months is whether the uptick in new pending contracts (up 9.3% year over year in February) represents the beginning of a sustained demand recovery or just a temporary bounce. If spring follows its typical seasonal pattern and brings more buyers off the sideline, March and April pending numbers should be strong, which would translate to stronger May and June closings. If interest rates stay elevated or economic uncertainty dampens buyer confidence, the recovery could be slower.
Austin’s long-term fundamentals remain intact. The city continues to attract residents, employers, and capital, and the condo segment offers an entry point to Austin real estate at price points meaningfully below the peak. The question for 2026 is not whether the market will recover; it is when and how fast.
Time to Buy? Time to Sell?
For buyers, the case to move in spring 2026 is straightforward. Prices are down from a year ago, you have more listings to choose from than at any point in recent memory, sellers are making concessions, and pending activity is picking up, meaning competition will likely increase as the year progresses. If you buy now, you are doing so at current prices with current negotiating leverage. If you wait until summer, you may face a more competitive field and prices that have stabilized or started recovering.
For sellers who need to sell, the February data is a reminder that the market rewards preparation and pricing accuracy. Condos are selling, but the ones sitting for 90, 120, or 150 days are almost universally overpriced at launch. The sellers who are closing successfully are the ones who went to market at a number that reflects the current buyer’s expectations, not the 2022 or early 2025 prices. Get a realistic comparative market analysis, price to close rather than to test the market, and present your property in its best possible condition before listing.
For sellers who can afford to wait, the forward-looking indicators are modestly encouraging. Pending contracts are trending up year over year. Spring typically brings more buyer activity. If the demand recovery that began in February carries through the next two months, prices may stabilize or tick upward by mid-summer. The risk of waiting is that inventory also tends to build in spring, meaning more competition from other sellers at the same time demand rises.
Action Items for Buyers
- Get pre-approved before you start actively touring properties. In a market with 90-day median days on market, you have time, but having financing lined up means you can move quickly when the right unit appears, and sellers take pre-approved buyers more seriously in negotiations.
- Focus your search below $400,000, where 52% of February’s buyer demand landed. The $300,000-$399,999 range had the most February closings of any bracket, and the sub-$200,000 to $399,999 combined range offers the most active competition and the most comparable sales data to support your offer price.
- Review the days on market for any property you are considering. Listings that have been active for 90 days or more without a price reduction may be candidates for negotiation or a coming price drop. A longer listing history gives you more leverage.
- Request the full price history for any property you are interested in, including the original list price and any reductions. With 62% of February closings involving at least one price drop, knowing where a property started tells you something important about the seller’s pricing strategy and potential remaining flexibility.
- Budget for closing costs and account for the negotiating environment. The average February buyer paid 3.7% below the asking price at close. While every transaction is different, that figure gives you a realistic benchmark for structuring your initial offer.
- Use the rising pending contract numbers as a signal to act before spring competition builds. New pending listings rose 9.3% year over year in February, and if that trend accelerates in March and April, you will be competing with more buyers by the time spring inventory peaks.
Action Items for Sellers
- Price based on the last 60 to 90 days of comparable closed sales, not on what condos were selling for in 2024 or early 2025. The median sold price in February 2026 was $379,500. Your list price should reflect where buyers are actually transacting today.
- Look at your unit’s price per square foot relative to recent comps. At $283 median close price per square foot, buyers have a clear benchmark. If your price per square foot is significantly above that number, expect a longer time on market or a price reduction.
- Do not ignore days on market when evaluating your competition. Listings that have been sitting for 90 or more days are your pricing benchmark for what not to do. Study what sold quickly and at full or near-full price, not what has been lingering.
- Prepare your condo for showings before you list, not after your first weekend of low traffic. Buyers in this market have options, and first impressions on online photos and initial showings determine whether you get serious offers or silence.
- Have a price reduction plan ready from day one. If you have not received a serious offer in 30 days at your initial price, that is the market telling you something. Sellers who wait 90 days to make their first cut end up with longer DOM, lower negotiating leverage, and ultimately a lower sale price than those who correct course at 30 days.
- Consider timing relative to the spring market. Listing in March or early April gets you in front of the buyers who are ramping up activity. Listing in late spring means competing with more sellers entering at the same time. If you are ready, getting on the market in the next few weeks puts you ahead of the curve.
Final Word on the Austin Condo Market
February 2026 showed that buyers are out there and transactions are happening. The 33.3% jump in monthly closings is not a statistical quirk; it reflects real people who have been watching the market and decided it was time to move. For all the challenges the condo market has faced over the past 12 months, the fundamentals of demand have not disappeared.
What the data shows collectively is a market that has found a new normal. Prices have re-set from their 2022-2025 peaks, inventory is elevated but not catastrophically so, and the time it takes to sell has stretched out to reflect the buyer’s advantage. That is not a broken market; it is a re-calibrated one. The sellers who succeed in this environment are those who accept the new normal and price accordingly. The buyers who succeed are those who do their homework, move decisively when they find the right unit, and do not wait for conditions that may never return.
Whatever your situation, the best decisions come from understanding what the numbers actually say rather than what you hope they say. If you are trying to figure out what February 2026’s data means for your specific property, budget, or timeline, the team at Eleven Oaks Realty is happy to walk through it with you.
Questions About the February 2026 Austin Condo Price Report?
Have questions about what the February 2026 Austin Condo Price Report means for your specific situation? We are happy to help. If you are thinking about buying a condo in Austin, our Buyers page has resources to help you understand the process and get started. If you are thinking about selling, our Sellers page walks through what to expect in today’s market.
Reach out to Rebecca Jacks and the team at Eleven Oaks Realty by call/text at (512) 827-8323 or by email at info@11OaksRealty.com. We have been helping buyers and sellers since 1978 and we are here to help you make the best decision for your situation, whatever that looks like.
Data sources: Realtors Property Resource (RPR), Austin Board of REALTORS MLS, Unlock MLS. All figures are for condominiums and townhomes in the City of Austin. Reported figures reflect February 1, 2026 through February 28, 2026. Some variation between data sources may exist due to differing methodology and timing of data pulls.
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