Eleven Oaks Realty is proud to present their August 2026 Austin Condo Price Report measuring activity in the Austin condo market. Our August 2026 Austin Condo Price Report covers all condominiums and townhomes in the City of Austin.
August delivered a mixed signal. The median sold price jumped 9.6% month over month to $372,500, but that gain came alongside a sharp pullback in activity: closed sales fell 23.4% from July and new pending contracts, after a brutally slow July, snapped back 257% but from a very low base. Inventory kept building, with 10.88 months of supply now on the books, firmly inside buyer’s market territory. Condos that are priced accurately are still selling and selling well. Condos that are not are sitting, and sitting longer than they have in nearly two years.
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
The months supply figure is the clearest read on who holds the advantage right now, and at 10.88 months, Austin's condo market sits well past the six-month line that separates a balanced market from a buyer's market. That means if not a single new condo came up for sale, it would take almost eleven months to sell through what is currently listed. For buyers, that translates into real selection and real leverage at the negotiating table.
Those four key metrics on the dashboard above tell a layered story. Months of inventory eased slightly, down 5.8% from July, which sounds like good news for sellers but still leaves supply near its highest level in two years. The sold to list price percentage held essentially flat at 96.4%, meaning condos that do sell are still closing close to their final asking price. Median days in RPR jumped to 83, up more than 20% in a single month, and median sold price rose 9.6% to $372,500. Put together, homes that are priced right are moving and closing near asking. Homes that are not are the ones dragging the days on market average higher.
For buyers, this is a market that rewards patience and preparation. For sellers, it is a market where the first price you set is the price that matters most.
What the Numbers Mean For Buyers
If you are shopping for a condo in Austin right now, price positioning is your biggest advantage. On average, condo sellers in August closed at 92.89% of their original list price, meaning the typical seller gave up roughly 7% from where they started. That is real room to negotiate, especially on listings that have been sitting for a while or that have already seen a price cut.
Selection is not a problem this month. There are 1,577 active condo listings across the city and 10.88 months of supply, so you are not being forced into a rushed decision between two or three options. That kind of breathing room is unusual in Austin's condo market and worth taking advantage of while it lasts.
Timing is a little more nuanced than the headline inventory number suggests. New pending contracts jumped from just 28 in July to 100 in August, a sign that some of the buyers who sat out July's slowdown are starting to move again, even though that total is still far below the 150 to 200 pending contracts a typical August produces. Median days on market also stretched to 83, up 43% from a year ago, which tells you sellers are having to wait longer for the right offer to show up.
Get pre-approved before you start touring seriously, because a strong, ready offer carries extra weight when a seller has been on the market for two or three months already. Use the days-on-market data as a negotiating tool: a condo that has been listed for 60, 90, or 120 days has a seller who is far more open to a real conversation than one that just hit the market last week. And do not assume every listing is negotiable to the same degree. Pull the price history before you write an offer.
What the Numbers Mean For Sellers
Demand cooled noticeably in August. Closed sales fell 23.4% from July and were down 17.0% from a year ago, landing at 151 sold condos for the month. That is not a market that is frozen, but it is a market where buyers have options and are taking their time to use them.
Pricing discipline matters more than ever in this environment. The gap between what sellers originally asked and what they ultimately closed for averaged nearly 7% in August, and condos that launched at an accurate price consistently sold faster and closer to that price than condos that needed multiple reductions to find a buyer. If you are getting ready to list, resist the temptation to test a high number and adjust later. The data says that strategy costs you time and money.
Competition remains real. Even with new listings down 10% from July, 332 new condos hit the market in August alone, joining an already crowded pool of 1,577 active listings. Standing out means clean presentation, sharp photography, and a price that reflects where the market actually is, not where it was six months ago.
The encouraging news buried in this month's numbers is that condos priced correctly are still commanding strong prices. Median sold price rose 9.6% month over month and is essentially flat compared to a year ago, which means well-positioned sellers are not being punished by the broader slowdown. The market is not rewarding everyone equally right now, but it is rewarding sellers who price with the current data in front of them.
Median Sold Price Up 1.1% Year Over Year
The median sold price for an Austin condo in August 2026 was $372,500, up 9.6% from July and up 1.1% compared to August 2025.
Looking at the two-year chart, August's number is a sharp bounce back from July's $340,000 reading, which itself was the lowest point on the entire chart. Prices have swung meaningfully month to month over the past year, ranging from the low $340,000s up to the high $410,000s, without settling into a clear sustained trend in either direction.
For buyers, that volatility is a reminder that a single month's median price does not tell the whole story of where the market is headed. For sellers, it means comparable sales from even two or three months ago may not reflect what your specific condo is worth today. Watch the trend over several months rather than reacting to any one data point, and lean on your agent to pull the most current comps available.
Median Active List Price Down 6.0% Year Over Year
The median active list price for Austin condos sat at $374,990 in August, essentially unchanged from July and down 6.0% from a year ago.
Its two-year chart shows a steady decline in asking prices from a peak near $450,000 in the fall of 2024 down to the $375,000 to $400,000 range that has held for most of 2026. Sellers, as a group, have been recalibrating their expectations downward for close to two years now.
That steady drift lower is meaningful context for anyone pricing a listing today. Sellers who anchor to what condos were asking a year or two ago risk starting well above where the current market actually sits, which only extends time on market. Buyers, meanwhile, are seeing asking prices that are more grounded in current conditions than at almost any point in the past two years, which supports the negotiating room reflected in this month's CP/OLP data.
Median Price Per Square Foot Down 7.7% Year Over Year
The median price per square foot for Austin condos was $322 in August, down 3.9% from July and down 7.7% from a year ago.
Its two-year chart shows meaningful swings, with price per square foot climbing as high as $374 in the spring of 2025 before falling back into the $280s by early 2026 and then partially recovering through the summer. August's pullback interrupts what had been a modest upward trend since March.
Price per square foot is one of the more useful ways to compare condos of different sizes on an apples to apples basis, and the year over year decline suggests buyers are getting more space for their dollar than they were twelve months ago. For sellers, it is a reminder that a unit's total price is only half the story. Buyers comparing your listing against others are increasingly doing that math on a per square foot basis, so it needs to hold up.
Average Sold to List Price Essentially Flat Year Over Year
The average sold to list price ratio for Austin condos was 96.43% in August, down slightly from July and essentially unchanged from the 96.42% recorded a year ago.
Over the two-year chart, this ratio has stayed in a fairly tight band between roughly 95.5% and 97%, without the dramatic swings seen in some of the other metrics this month. That stability is notable given how much sold prices, list prices, and days on market have all moved over the same period.
A ratio holding near 96.5% tells you that condos which do sell are closing close to their final asking price, even in a market with 10.88 months of supply. The catch, and it is an important one, is that this number only reflects what happens after a price has already been adjusted to market reality. It says nothing about how many reductions it took to get there, which is exactly what the price drop data further down in this report addresses.
Median Time to Sell Up 43.1% Year Over Year
The median time to sell an Austin condo was 83 days in August, up 20.3% from July and up 43.1% compared to August 2025.
Its two-year chart shows this metric moving in a wide, repeating range, dropping as low as 36 days in the spring of 2025 before climbing back above 80 days by early 2026. August's reading of 83 days ties it with some of the slowest points on the entire chart.
For sellers, this is arguably the most important number in this report. A jump of this size, in a single month, signals that buyers are taking meaningfully longer to commit than they were even thirty days ago. For buyers, it means there is no need to rush a decision on a condo that has just come to market, and it means a condo that has already been listed for two or three months is a real opportunity to negotiate.
Months Supply of Inventory Up 9.1% Year Over Year
Months supply of inventory stood at 10.88 in August, down 5.8% from July but up 9.1% compared to August 2025.
The chart shows a clear seasonal pattern repeating over the past two years, with supply bottoming out around 6 months each winter before climbing back toward 10 or 11 months by early summer and into fall. August 2026's reading sits near the top of that recurring range, and well above where the market stood a year ago at this time.
Anything above roughly six months of supply favors buyers, and Austin condos have now been solidly in that territory for months. That gives buyers real staying power in negotiations. For sellers, it means your competition is not just the handful of other listings in your building or neighborhood. It is a market-wide surplus that requires a sharper price and presentation to cut through.
Active Listings Down 5.6% Year Over Year
There were 1,577 active condo listings in Austin at the end of August, down 10.2% from July and down 5.6% from a year ago.
The two-year chart shows a strong seasonal rhythm, with active listings bottoming out below 1,100 each winter and peaking near 1,800 each summer. August's pullback from June and July's highs is consistent with that pattern, marking the early stages of the typical late-summer decline in inventory.
Even after August's drop, active inventory remains elevated relative to where it sat a year ago in the depths of winter, and well above the levels Austin's condo market saw through most of 2021 and 2022. Buyers still have a meaningful pool of options to choose from. Sellers competing in that pool need to understand that even a modest month over month pullback in listings does not erase the broader supply overhang this market has been carrying for close to two years.
New Listings Down 9.3% Year Over Year
There were 332 new condo listings in August, down 10.0% from July and down 9.3% from a year ago.
The two-year chart shows new listings following a clear seasonal curve each year, climbing sharply through late winter and spring before peaking around March or April and then tapering off through summer and into fall. August's total fits that pattern, continuing the gradual decline from this year's spring peak of over 550 new listings in March.
Fewer new listings joining the market each month is a small tailwind for existing sellers, since it means less fresh competition to stand out against. It is not, on its own, enough to offset the much larger stock of listings already sitting active. Buyers should expect the flow of new inventory to keep slowing into the fall and winter months, which is typically when serious, motivated sellers are more likely to be the ones still listing.
New Pending Listings Down 48.2% Year Over Year
New pending listings jumped to 100 in August, up 257.1% from July's unusually low total of 28, but still down 48.2% compared to August 2025.
The two-year chart makes July's reading look like an outlier, a steep drop to the lowest point on the entire chart before August's sharp rebound. Even with that rebound, August's total sits well below the 150 to 210 new pending contracts this market has produced in most other months over the past two years.
That month over month jump is a genuinely encouraging signal that buyer activity did not simply vanish, it paused in July and picked back up in August. The year over year comparison is the more sobering number here, and it lines up with everything else in this report: fewer buyers are moving to contract right now than were a year ago, even after accounting for July's unusual dip.
Condos Sold Down 17.0% Year Over Year
There were 151 condos sold in Austin in August, down 23.4% from July and down 17.0% from a year ago.
The two-year chart shows closed sales climbing steadily from a low of around 90 properties in late 2025 up to a peak above 210 in June 2026, before August's decline breaks that momentum. This is one of the sharpest single month pullbacks anywhere in this report.
A drop of this size deserves context. Part of it reflects the normal late-summer slowdown Austin's condo market has shown in prior years, and part of it reflects the longer close times noted above, which push some contracts that were written in July or August into September's closing totals instead. Sellers should not read August's number in isolation. Watch September and October closings before concluding demand has fundamentally shifted.
Total Sales Volume Down 17.8% Year Over Year
Total sales volume for Austin condos was $70,699,845 in August, down 27.0% from July and down 17.8% compared to August 2025.
The two-year chart shows volume swinging widely from month to month, ranging from below $50 million to above $115 million, largely tracking the swings in closed sales volume shown earlier in this report. August's total sits toward the lower end of that two-year range.
Total sales volume is simply a function of how many condos sold and at what price, so it is not surprising that a 23.4% drop in closed sales produced an even larger drop in dollar volume. For the brokerage community and for sellers gauging overall market health, this is the single number that best captures the combined effect of slower sales and a still-elevated inventory of unsold condos competing for fewer buyers.
August 2026 Austin Condo by the Numbers
The table below is pulled directly from the Austin Board of REALTORS MLS statistics for August 2026 and covers 152 closed condominium and townhome transactions in the City of Austin.
| Min | Max | Avg | Median | |
|---|---|---|---|---|
| Beds | 0* | 4 | 2 | 2 |
| Baths | 1 | 5 | 2 | 2 |
| Sq Ft | 369 | 3,685 | 1,344 | 1,259 |
| Lot Sq Ft | -- | 29,473 | 3,436 | 2,439 |
| List Price | $119,000 | $3,850,000 | $489,132 | $389,700 |
| LP/Sq Ft | $117.65 | $1,861.70 | $364.17 | $341.05 |
| Acres | -- | 0.677 | 0.079 | 0.056 |
| Close Price | $115,000 | $3,700,000 | $472,315 | $374,250 |
| CP/Sq Ft | $116.94 | $1,789.17 | $350.81 | $330.62 |
| CP/LP% | 78.00% | 105.00% | 96.46% | 97.00% |
| CP/OLP% | 74.00% | 109.00% | 92.89% | 94.00% |
| ADOM | 0 | 386 | 72 | 56 |
*The MLS statistics sheet left the minimum bedroom count blank rather than reporting a zero. Given the 369 square foot size of the smallest condo sold, this almost certainly reflects a studio unit with no separately counted bedroom. We have shown it as 0 above and are confirming this reading with the source MLS report.
The most expensive condo that sold in August 2026 sold for $3,700,000 and the least expensive condo sold for $115,000. Condos ranged in size from 369 to 3,685 square feet with an average size of 1,344 square feet. The average price per square foot for a condo that sold in Austin in August 2026 was $350.81 with the lowest being $116.94 per square foot and the highest being $1,789.17 per square foot. It took, on average, 72 days to sell a condo in Austin and sellers received, on average, 92.89% of their original list prices.
One gap in that table is worth sitting with: the 96.46% average CP/LP% against the 92.89% average CP/OLP%. CP/LP% measures the close price against the most recent list price, while CP/OLP% measures it against the price a seller originally asked when the listing first went live. The roughly 3.6 percentage point gap between those two figures means that, on average, sellers reduced their price before finally landing under contract. Pricing right the first time captures more of that gap for the seller instead of giving it away in a series of markdowns.
A separate spread, between average days on market (72) and median days on market (56), tells a similar story from a different angle. A median that is 16 days shorter than the average means a handful of stale, overpriced listings are pulling the average upward while most condos that sold moved considerably faster than 72 days would suggest. And the sheer range of what closed this month, from a $115,000 entry-level unit to a $3.7 million luxury close, is a reminder that "the Austin condo market" is really several different markets operating side by side, each with its own pace and pricing dynamics.
Why the Average Sale Price Doesn't Tell the Full Story
August's average condo sale price was $473,598, more than $101,000 above the $372,500 median sold price reported earlier in this report. That is a wide enough gap to explain on its own.
The median is the middle value when every closed sale is lined up from lowest to highest, so it is not distorted by a small number of very expensive transactions. The average, by contrast, adds every sale together and divides by the total, which means a handful of luxury closings, like the $3,700,000 sale referenced in the stats table above, can pull the number well above what a typical buyer actually paid.
If you are budgeting for a condo purchase or benchmarking what your own unit might be worth, the median sold price is almost always the more reliable figure to anchor to. The average is useful context for understanding the top end of the market, but it is not a realistic stand-in for what a typical Austin condo buyer spent this month.
Where Buyers Are Shopping: A Look at Price Ranges
According to Unlock MLS, Austin recorded 148 condo sales across all price brackets in August, down 18.7% from the same period a year ago.
The $200,000 to $299,999 and $300,000 to $399,999 brackets led the market, each posting 31 sales and combining for roughly 42% of everything that closed this month. The entry-level $0 to $199,999 bracket added another 22 sales, meaning nearly 57% of all August condo closings happened under $400,000, confirming that Austin's condo market remains overwhelmingly a below-median-single-family-home price point story.
Results in the middle of the market were more mixed. The $400,000 to $499,999 bracket saw 19 sales and the $500,000 to $599,999 bracket saw 14, both down more than 20% from a year ago, the steepest year over year declines of any bracket under $700,000. The $600,000 to $699,999 range was hit even harder, down 61.5% year over year to just 5 sales, the single softest segment in this month's data.
Higher price points showed pockets of real strength. The $700,000 to $799,999 bracket rose 16.7% year over year and the $800,000 to $999,999 bracket rose 22.2%, both bucking the broader slowdown. Above $1 million, activity was thin, just 8 total sales across three brackets, but sellers in that range gave up the least ground on price, with the $1.2 million to $1.39 million bracket closing 8.1% under asking, notably wider than the market-wide average of 3.58% under asking.
Days on market varied sharply by price point. The $1 million to $1.19 million bracket moved fastest at a median of just 10 days, while the $600,000 to $699,999 bracket was the slowest at 98 days, a jump of 56 days from a year ago. If you are shopping in that $600,000 to $699,999 range specifically, that combination of falling sales and a near doubling of time on market suggests real room to negotiate.
Months of Supply by Price Range: Where Buyers Have the Most Leverage
Not every price bracket in Austin's condo market carries the same level of oversupply, and the breakdown from Unlock MLS shows meaningful differences worth understanding before you set a budget or a listing price.
The $600,000 to $699,999 bracket carries the heaviest supply overhang in the market at 14.4 months, more than double the widely used six-month benchmark for a balanced market. The ultra-luxury $1.4 million and above segment is even more oversupplied at 16.0 months, with 64 active listings but only 4 sales last month. Buyers with the flexibility to shop in either of those ranges are working with substantial negotiating power.
At the other end, the $800,000 to $999,999 bracket carries the tightest supply at 5.7 months, and the $1 million to $1.19 million and $1.2 million to $1.39 million brackets each show effectively 0 months of supply, though that reflects extremely low sales volume in those brackets rather than genuine scarcity. The entry-level $0 to $199,999 range sits at a relatively tight 8.7 months, still favoring buyers overall but less dramatically than the market's 10.0 month blended average.
For sellers, this data is a pricing tool as much as a market snapshot. If your condo falls in the $500,000 to $699,999 window, you are competing in one of the most oversupplied segments in the entire city, and your pricing and presentation need to reflect that reality. If you are closer to $800,000 to $999,999, you are working with meaningfully more favorable conditions than the headline 10.88 months of supply would suggest.
Condo Prices by Bedroom Count: What Buyers Are Paying
If you are comparing condo configurations, the multi-year data from Unlock MLS shows a consistent hierarchy, along with a market that has cooled meaningfully from its 2022 peak across every bedroom count.
One-bedroom condos carried a median sale price of $258,000 in 2026, up slightly from $245,000 in 2025 but still well below the 2022 peak of $343,500. Two-bedroom condos, the most common configuration in this market, sat at $325,000 in 2026, down from $359,000 in 2025 and well off the 2022 high of $425,000. Three-bedroom condos, typically the closest substitute for a small single-family home, held at $510,000 in 2026, matching 2025 and down from the 2022 peak of $582,500.
The two-bedroom drop stands out as the most significant shift in this chart, a $34,000 year over year decline that is the steepest move among the three configurations shown. If a two-bedroom layout fits your needs, 2026 has been a notably better year to buy than the two years before it. Three-bedroom pricing, by contrast, has been the most stable of the three, suggesting steadier demand for larger condo layouts even as the broader market has cooled.
The Listing-to-Close Price Gap: What Sellers Need to Know
The gap between what sellers originally asked for their condo and what they ultimately closed for is one of the clearest signals in this month's data. The median CP/LP%, measuring the close price against the most recent list price, was 97.00%. The median CP/OLP%, measuring the close price against the original list price when the listing first went live, was 94.00%. That three point gap represents money left on the table by pricing too high at launch.
Here is what that looks like in dollars. On this month's median list price of $389,700, a three percentage point gap works out to roughly $11,691. That is the approximate cost, on a typical Austin condo, of testing a high number and reducing it later versus starting at a price the market will actually support.
The takeaway for anyone preparing to list is simple. Pricing accuracy at launch matters more than how aggressively you are willing to cut later. A condo that starts at the right number tends to sell faster, closer to that number, and with less erosion in negotiating position than one that spends its first month or two testing the market's patience.
Price Drops in the Austin Condo Market
Price cuts are common in today's Austin condo market. Of the 1,435 active condo and townhome listings tracked by Unlock MLS, 741 of them, or 52%, are currently carrying at least one price drop, with an average reduction of 8%. Among condos that actually closed in August, 77 of the 148 sales, or 52%, had seen a price drop before going under contract, with an average reduction of 7% and a median of just 17 days between when the listing went live and its first price cut.
For buyers, this data points to a clear strategy. A price drop is a signal, not just of a lower number, but of a motivated seller who has already shown willingness to negotiate. Listings that have already dropped once are statistically more likely to be open to a further conversation on price than listings still sitting at their original number, and the market-wide data shows it takes a median of just 38 days from a price drop to going under contract, so these are not necessarily slow movers once the price gets right.
Sellers should take a warning from the by-price-range breakdown. Every single price bracket in this market saw at least 44% of its active listings carry a price drop, and three brackets, $0 to $199,999, $500,000 to $599,999, and $1.2 million to $1.39 million, have price drop rates above 55%. Waiting to see if the market will simply absorb an ambitious asking price is, statistically, a losing bet in nearly every corner of this market right now.
The speed data reinforces the case for proactive pricing over reactive discounting. Listings that dropped their price in the most recent tracked period went under contract in a median of 38 days afterward, a number that has bounced between roughly 20 and 49 days over the past year with no clear seasonal pattern. A well-timed, appropriately sized price adjustment is not a sign of failure. The data shows it consistently works.
2025 Full Year Austin Condo Market Recap
Austin's condo market closed out 2025 with 1,813 total sales, down 5.1% from 2024, and a median sold price of $390,000, down 4.3% year over year. Total sales volume for the year reached $943.01 million, down 4.6% from 2024, while the median price per square foot fell to $376, its lowest level since 2020. Median days on market for the full year climbed to 56, six days longer than 2024 and a clear sign that the slowdown building through 2025 was not a one or two month blip.
Seasonally, 2025 followed Austin's typical rhythm, with May the strongest month at 192 sales, followed by August at 182 and June at 176. The weakest months were November at 106 sales and January at 113, the usual winter lull before spring activity picks back up. That said, even 2025's strongest month, May, fell well short of the monthly totals this market was posting during the 2021 and 2022 boom years, when several individual months topped 350 or even 400 closings.
Measured against 2025's pace, 2026 has actually been running slightly ahead through the first eight months of the year, with 1,344 year to date sales compared to roughly 1,265 over the same January through August window in 2025, a gain of about 6%. Year to date dollar volume is up 3.6% as well. August's sharp monthly pullback stands out against that otherwise steadier year to date backdrop, and is worth watching over the next month or two to see whether it marks the start of a deeper seasonal slowdown or simply a single soft month inside a year that, so far, has held up better than 2025 did.
Market Summary and Outlook
August was a month of contrasts. Median sold price jumped 9.6% to $372,500, its strongest reading since June, while closed sales fell 23.4% to just 151 transactions, one of the sharpest single-month drops in this report's two-year history. Months of supply eased slightly to 10.88 but remains firmly in buyer's market territory, and median days on market stretched to 83, the longest reading since the winter of 2025 and 2026.
Set against a year ago, the picture is softer across almost every measure that matters for market health. Closed sales are down 17.0% year over year, new pending contracts are down 48.2%, and total sales volume is down 17.8%. Median sold price is essentially flat, up just 1.1%, which is the one bright spot in an otherwise cooler year over year comparison. This is not the same market Austin condo buyers and sellers faced a year ago, and pricing decisions made using last year's comps risk missing where things actually stand today.
The key variable to watch through the fall is whether August's steep pullback in closed sales was a temporary pause, echoing what happened with pending contracts in July before they rebounded in August, or the start of a more sustained slowdown heading into the traditionally quieter winter months. With 1,577 active listings and 10.88 months of supply already on the books, the market has plenty of room to absorb a slower few months without prices collapsing, but sellers should not assume the strong price gains seen this month will repeat without continued careful pricing.
Zooming out, Austin's condo market remains well below its 2021 and 2022 peak in both sales volume and, by some measures, pricing, with the median sold price for 2025 sitting roughly 15% below the 2022 high of $458,000. That longer arc matters. Austin absorbed a genuine boom, a real correction, and is now working through a slower, more measured phase where fundamentals like accurate pricing and realistic timelines matter more than they did when almost anything sold quickly.
Time to Buy? Time to Sell?
If you are buying, current conditions favor you more than they have in most of the past two years. With 10.88 months of supply, 1,577 active listings, and sellers giving up an average of 7% from their original asking price, you have both selection and leverage. That does not mean every listing is a deal, but it does mean you can afford to be selective, take your time on due diligence, and negotiate seriously rather than settling for the first option that fits your search.
For sellers, an honest read on this month's data suggests success now depends heavily on execution. Condos priced accurately from day one are still closing near asking and, on average, at a higher price than a year ago. Condos that launch too high are seeing 83 median days on market and, in more than half of all cases, at least one price cut before finally going under contract. The market is not punishing sellers broadly. It is punishing sellers who misprice.
Those who can wait should watch the next 60 to 90 days closely. Keep an eye on whether September and October closed sales confirm August's steep pullback or show a rebound similar to what pending contracts did after July's slowdown, and watch months of supply for signs it is beginning its typical seasonal decline into winter. Either signal will tell you a lot about whether conditions are likely to firm up or soften further heading into 2027.
Action Items for Buyers
- Get fully pre-approved before you start touring seriously. With median days on market at 83, sellers who have been waiting a while respond best to buyers who can move quickly and credibly once the right condo appears.
- Pull the full price and listing history on anything you are seriously considering. More than half of August's closed sales had at least one price drop before going under contract, and knowing that history tells you how motivated a seller really is.
- Focus your search on price brackets carrying the heaviest oversupply, particularly the $600,000 to $699,999 and $1.4 million and above ranges, where months of supply runs well above 14 months and negotiating leverage is strongest.
- Do not assume last month's comparable sales still apply. Median sold price swung from $340,000 in July to $372,500 in August, so ask your agent for the most current data available before you finalize an offer.
- If a two-bedroom layout works for your needs, take a close look at current pricing. Median two-bedroom condo prices fell roughly $34,000 year over year in 2026, the steepest drop of any configuration tracked in this report.
- Do not be discouraged by a slower spring or summer market. With 1,577 active listings and new listings still adding roughly 330 condos a month, more inventory and more opportunities are on the way through the fall.
Action Items for Sellers
- Price at or near true market value from the day you list. The gap between what sellers originally asked and what they closed for averaged nearly 7% in August, which is money and time you can largely keep by pricing accurately the first time.
- Expect a longer runway to close than you may be used to. Median days on market reached 83 in August, so build a realistic timeline into your moving and financial plans rather than assuming a quick sale.
- If your condo falls in the $500,000 to $699,999 range, price and present with extra care. This segment is carrying some of the heaviest supply and the steepest year over year sales declines in the entire market.
- Invest in strong photography and presentation before you list. With 332 new listings competing for buyer attention in August alone, on top of 1,577 already active, standing out visually matters more than it did when inventory was tighter.
- If your condo has already had a price drop, know that the data is on your side. Listings that cut their price went under contract in a median of just 38 days afterward, so a well-timed adjustment tends to work rather than signal weakness.
- Watch the fall market closely before deciding whether to hold or push forward. If September and October closings rebound the way pending contracts did after July's slowdown, conditions may firm up. If they do not, proactive pricing now will likely serve you better than waiting.
Final Word on the Austin Condo Market
August 2026 was a market that rewarded discipline and punished guesswork. Condos priced with the current data in mind sold well, closing near asking and at prices modestly ahead of a year ago. Condos priced against last year's expectations, or against what the seller wished the market still looked like, sat. That gap between the two outcomes was as wide this month as it has been at any point over the past two years.
Taken together, the numbers in this report describe a market firmly in buyers' territory on supply and timing, but one that still rewards sellers who do the pricing work up front. Ten and a half months of inventory, an 83 day median time to sell, and more than half of active listings carrying a price cut all point toward buyer leverage. A 9.6% monthly jump in median sold price, and sellers holding close to 96.4% of their final list price at closing, show that a correctly priced condo is still a strong asset in this market.
For the most current data, see our September 2026 Austin Condo Price Report.
Whether that points you toward buying, selling, or simply waiting depends on your own timeline, finances, and goals, not on any single number in this report. Make the decision that genuinely fits your situation, and reach out when you are ready to talk through what August's data means for your specific condo or your specific search.
Questions About the August 2026 Austin Condo Price Report?
Have questions about what the August 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. Call or text (512) 827-8323 or email 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 August 1, 2026 through August 31, 2026. Some variation between data sources may exist due to differing methodology and timing of data pulls.
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