January 2026 Austin Real Estate Price Report

Eleven Oaks Realty is proud to present their January 2026 Austin Real Estate Price Report measuring activity in the single family home market.

The Austin Real Estate Market is a Seller’s Market

In January 2026, the Austin housing market remained in seller’s market territory, continuing the trend we saw at the close of 2025. Seasonal patterns played out as expected, with fewer closings and a tightening of inventory after the holiday slowdown. There were 2.91 months of inventory on the market, down 6.4% in month over month comparisons. The average sold to list price was 96.04%, down 0.3% in month over month comparisons. The median time to sell a home in Austin in January 2026 was 61 days, up 8.9% in month over month comparisons. The median sold price was $572,495, down 1.3% in month over month comparisons.

What the Numbers Mean for Buyers

January 2026 presents a cautiously encouraging picture for buyers. The median sold price of $572,495 is up 1.3% year over year, a modest increase that signals prices may be stabilizing rather than continuing the declines we tracked through much of 2024 and 2025. Inventory has tightened slightly, with active listings down 3.4% compared to January 2025 and new listings entering the market down 14.5% year over year. However, sellers are pricing more competitively than last year, with the median active list price down 3.8% year over year to $625,000. That means sellers are meeting the market rather than testing the upper limits. Buyers are still negotiating effectively, with homes selling at 96.04% of list price, and the median time to sell remains 61 days, giving you time to evaluate options without being rushed. The months of inventory at 2.91 puts us in seller’s territory, but this is not the frenzied, multiple-offer environment of 2021 or early 2022. Buyers who are prepared, pre-approved, and working with strong local data still have a real advantage, especially in the $400,000 to $600,000 range where most activity is concentrated.

What the Numbers Mean for Sellers

For sellers, January 2026 brings measured good news. Year-over-year median prices are up 1.3% to $572,495, and price per square foot rose 2.5%, suggesting the pricing correction that began in 2022 is leveling off. Months of supply at 2.91 favors sellers, and new pending listings are up 10.9% month over month, showing buyer activity returning after the holiday pause. That said, homes are still taking 61 days to sell, and the sold-to-list price ratio of 96.04% means sellers are, on average, accepting about 4% less than their asking price. The market is also rewarding competitive pricing. The median active list price dropped 3.8% year over year to $625,000, and sellers who price in line with current comparable sales are the ones attracting offers. Overpricing is still being penalized with longer market times and eventual reductions. With new listings down 14.5% year over year, sellers who list now face less competition on the supply side, but only if they pair good timing with accurate pricing and solid presentation.

January 2026 Austin Real Estate Price Report: Detailed Statistics

1.3% Increase in Median Sold Price

In January 2026 the median sold price for a single family home in Austin was $572,495 compared to $565,000 in January 2025, showing a 1.3% increase in year over year numbers. Last month the median sold price was $580,000, showing a 1.3% decrease in month over month comparisons.

5.8% Decrease in Number of Homes Sold

In January 2026 there were 406 homes that sold compared to 431 in January 2025, showing a 5.8% decrease in year over year comparisons. Last month there were 707 homes that sold, showing a 42.6% decrease in month over month comparisons. January is typically the slowest month of the year for closings, as many transactions that were under contract during the holidays finalize and new buyer activity is just ramping back up.

0.3% Decrease in Average Sold to List Price

In January 2026, the average sold to list price for single family homes in Austin was 96.04% compared to 96.34% in January 2025, showing a 0.3% decrease in year over year numbers. Last month the average sold to list price was 96.33%, showing a 0.3% decrease in month over month comparisons.

9% Decrease in Median Time to Sell

In January 2026, the median time to sell a home in Austin was 61 days compared to 67 days in January 2025, showing a 9% decrease in year over year comparisons. Last month the median time to sell was 56 days, showing an 8.9% increase in month over month comparisons. The month over month increase is typical seasonal behavior, as holiday-season listings tend to sit longer before receiving offers.

2.5% Increase in Median Price Per Square Foot

In January 2026 the median price per square foot was $285 compared to $278 in January 2025, showing a 2.5% increase in year over year numbers. Last month the median price per square foot was $291, showing a 2.1% decrease in month over month comparisons.

1.7% Increase in Total Sales Volume

In January 2026 the total sales volume for single family homes in Austin was $338,884,218 compared to $333.22MM in January 2025, showing a 1.7% increase in year over year numbers. Last month the total sales volume was $577.13MM, showing a 41.3% decrease in month over month comparisons. The month over month decline is expected, as December captured a wave of year-end closings while January starts the cycle fresh.

6.1% Decrease in Months Supply of Inventory

In January 2026 there were 2.91 months of inventory on the market compared to approximately 3.10 months in January 2025, showing a 6.1% decrease in year over year numbers. Last month there were 3.11 months of inventory on the market, showing a 6.4% decrease in month over month comparisons. This continued tightening of supply reinforces the seller’s market conditions and suggests that buyers face a somewhat more competitive environment than they did at the same time last year.

12.5% Decrease in Number of New Pending Listings

In January 2026 there were 582 homes that accepted a contract compared to 665 homes in January 2025, showing a 12.5% decrease in year over year numbers. Last month there were 525 homes that accepted a contract, showing a 10.9% increase in month over month comparisons. While the year over year decline suggests some cooling in buyer activity, the 10.9% month over month uptick is an encouraging sign that demand is picking back up after the holiday lull.

3.8% Decrease in Median Active List Price

In January 2026, the median active list price for a single family home in Austin was $625,000 compared to $649,800 in January 2025, showing a 3.8% decrease in year over year numbers. Last month the median active list price for a single family home in Austin was $599,900, showing a 4.2% increase in month over month comparisons. The year over year decline is a positive signal for buyers and reflects sellers adjusting their expectations to meet market demand. The month over month increase is consistent with the typical seasonal pattern of higher-priced listings entering the market in January as sellers prepare for the spring season.

14.5% Decrease in Number of New Listings

In January 2026, there were 791 homes that were introduced to the market compared to 925 in January 2025, showing a 14.5% decrease in year over year comparisons. Last month there were 409 homes introduced to the market, showing a 93.4% increase in month over month comparisons. The month over month surge is expected, as December is historically the slowest month for new listings and January marks the beginning of spring listing season. The 14.5% year over year decline, however, is worth watching. Fewer homes entering the market means less selection for buyers and less competition for sellers, which is one of the drivers behind the tightening months of supply.

3.4% Decrease in Number of Active Listings

In January 2026, there were 2,047 homes actively listed on the market compared to 2,120 in January 2025, showing a 3.4% decrease in year over year numbers. Last month there were 2,310 homes actively listed on the market, showing an 11.4% decrease in month over month comparisons. While the year over year change is modest, the direction is meaningful. After months of rising inventory levels through much of 2024 and into 2025, the trend has reversed. Combined with the 14.5% drop in new listings, this gradual tightening is one of the key factors keeping us in seller’s market territory.

Pricing Signals: Sellers Are Meeting the Market

One of the most telling trends in this month’s data is the gap between list prices and sold prices. The median active list price dropped 3.8% year over year to $625,000, while the median sold price actually rose 1.3% to $572,495. At the same time, price per square foot increased 2.5% year over year. What does this tell us? Sellers are pricing more realistically than they were a year ago, and the homes that are selling are doing so at higher values than the same period last year. This is a healthy dynamic. It suggests that the market is rewarding well-priced homes while continuing to push back on aspirational pricing. For buyers, the takeaway is that list prices are more likely to be close to true market value than they were in early 2025, so the opportunity to “low-ball” is shrinking. For sellers, the message is clear: price it right from the start, and the data is on your side.

Buyer Demand by Price Range

Not all price ranges are performing equally. Looking at the January 2026 data, the $300,000 to $399,999 range continues to see the most sales activity by volume, accounting for the largest share of transactions. The $400,000 to $499,999 bracket also remains strong. At the higher end, the $500,000 to $599,999 range saw a 25.2% drop in sales compared to last year, while the $1M-plus segments declined as well. Homes priced under $200,000 bucked the trend, seeing a 45.7% increase in activity, suggesting strong demand at the entry level of the market. For buyers, this data can help you understand where competition is fiercest and where opportunities may exist. For sellers, knowing the demand profile of your price range is critical to developing a pricing strategy that generates interest quickly.

January 2026 Austin Real Estate Price Report: Strictly Numbers

For those of you who prefer to see the actual numbers, we’ve included the figures for January 2026 Austin home sales below. The most expensive home that sold in January 2026 sold for $5,225,000 and the least expensive home sold for $130,000. Homes ranged in size from 672 sqft to 6,837 sqft with an average size of 2,232 sqft. The average price per square foot for a home that sold in Austin in January 2026 was $330.72 with the lowest being $113.36/sqft and the highest being $1,188.27/sqft. It took, on average, 80 days to sell a home in Austin and sellers received, on average, 91.10% of their original list prices.

Time to Buy? Sell?

As we always say, the best time to buy or sell a home is when you need to. If you have a house to buy, entering the market in a seller’s market may feel challenging, but remember you’ll also benefit on the selling side. If you’re a first-time buyer, the only way to know we’ve “hit bottom” is when it’s already in the rear-view mirror. The key is working with professionals who can help you align your financial goals and lifestyle needs with today’s conditions.

Based strictly on the data, January 2026 favors sellers slightly. Months of inventory dropped to 2.91, supply continues to tighten gradually, and the median sold price posted a 1.3% year-over-year increase, the first positive move in some time. Buyer activity is returning after the holiday pause, with new pending listings up 10.9% month over month. Homes are selling at 96.04% of list price, and sellers who price well are being rewarded.

At the same time, this is not an overheated seller’s market. Homes are still taking 61 days to sell, and the sold-to-list ratio shows buyers are not being forced into bidding wars across the board. The median active list price is actually down 3.8% year over year, indicating that sellers are adjusting to meet demand rather than pushing prices higher. Buyers benefit from a market where they can still negotiate, take their time with inspections, and make informed decisions. The data supports action on either side, with outcomes driven more by pricing accuracy, preparation, and market segment than by timing alone.

Market Summary and Outlook

January 2026 confirms that Austin’s housing market has entered a new phase. After months of elevated inventory and softening prices through much of 2024 and 2025, conditions have gradually tilted back toward sellers. The shift is not dramatic, but it is consistent. Active listings are down modestly at 3.4% year over year, new listings declined 14.5%, and months of supply fell to 2.91. These are not the kind of sharp moves that create panic on either side, but they do represent a clear directional change.

Prices reflect this stabilization. The median sold price of $572,495 represents a 1.3% year-over-year increase, and the median price per square foot is up 2.5%. At the same time, sellers are pricing more competitively, with the median active list price down 3.8% from last January. This combination of rising sold prices and falling list prices suggests the gap between seller expectations and buyer reality is narrowing, which is a sign of a healthier, more efficient market. As we move into the spring season, expect buyer activity to increase further. If new listing volume remains below last year’s levels, we could see additional tightening and modest upward pressure on prices in the months ahead.

For buyers, the window of soft pricing that defined much of 2024 and early 2025 is narrowing. Acting sooner rather than later, while there is still room to negotiate on days-on-market concessions and sale prices below list, is worth serious consideration. For sellers, the spring market is shaping up to be more favorable than what we’ve seen over the past two years, but only for those who price accurately and present their homes well. The data rewards strategy and preparation, not assumptions about what a home “should” be worth.

Action Items for Buyers

• Get fully pre-approved before entering the market. With inventory gradually tightening, well-priced homes will attract more attention and you need to be ready to act when the right one appears.
• Focus on homes that have been on the market longer than 30 to 45 days for the best negotiation leverage. Sellers of these listings are often more willing to work on price or terms.
• Be decisive on homes that are priced correctly. Hesitation can mean missed opportunities, especially as more buyers enter the spring market.
• Use price-per-square-foot trends and neighborhood-level data to guide your offers, not list prices alone. The median price per sqft of $285 is a better indicator of value than headline median prices.

If you’re looking to buy, now is an opportune time to secure a home before spring competition heats up. Get with a knowledgeable mortgage broker who can help you minimize your monthly payment, and partner with a Realtor who understands which sellers are most motivated. While some listings linger, the best homes still move quickly, so be ready to act when the right one comes along. For more info about buying a home, visit Buy a Home in Austin.

Action Items for Sellers

• Price your home based on current comparable sales. With median prices up 1.3% year over year and price per square foot up 2.5%, the data supports firmer pricing than last year, but only if it’s backed by recent sold comparables in your area.
• Invest in presentation. Homes that show well are selling faster and closer to list price. In a market with 61 median days on market, first impressions determine how quickly your home moves.
• List early to capture spring buyers before more inventory enters the market. With new listings down 14.5% year over year, getting ahead of the curve gives you a competitive advantage.
• Be prepared to negotiate on terms even if price holds firm. Buyers are still requesting concessions on closing costs, repairs, and rate buydowns.

If you need to sell, focus on preparation and pricing. Stage your home, take care of repairs, and work with a Realtor who knows how to position your property against the competition. Price for today’s data, and you’ll be rewarded with a faster sale and stronger offers. For more info about our Home Selling Program and why it is the best in Austin, check out Sell My Austin Home.

Final Word on the Austin Market

Austin’s housing market is no longer correcting. It’s recalibrating. January 2026 shows a city transitioning into a more sustainable rhythm where neither buyers nor sellers hold absolute control. Success in this market comes from understanding the data, adjusting expectations, and working with professionals who can interpret what the numbers actually mean on the ground. Whether buying or selling, informed strategy, not headlines, will determine the best outcomes in the months ahead.

Questions About the January 2026 Austin Real Estate Price Report?

Do you have questions about our January 2026 Austin Real Estate Price Report? Call us at (512) 827-8323 or email us at info@11OaksRealty.com and we’ll help you in any way we can.