July 2026 Austin Real Estate Price Report

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

Looking for the most current data? Check out our August 2026 Austin Real Estate Price Report.

July brought the familiar seasonal cooldown to Austin’s single-family market. The median sold price fell 4.9% from June, median days on market doubled from 24 to 48, and both new listings and closings pulled back from spring highs. Year over year, however, the picture is measurably better: total sales volume is up 5.9% from July 2025, homes sold are up 2.4%, and months of supply has contracted 17.3%. July’s slowdown is largely seasonal rather than structural. This report covers all key single-family metrics for the city of Austin for the period July 1 through July 31, 2026.

All data below covers single-family residential homes 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 Real Estate Market is a Seller’s Market

RPR’s market type indicator places Austin in Seller’s Market territory for July 2026, with 4.79 months of supply on hand. That reading sits below the six-month threshold that typically marks a balanced market, though it has risen from the 3.1-month low recorded in February 2026.

The four dashboard metrics together tell a nuanced story. Months supply slipped 5.3% from June, meaning inventory tightened slightly heading into summer. The sold-to-list price ratio came in at 97.5%, a 0.2% dip from June, showing that sellers are still receiving very close to their asking prices once a buyer commits. Median days in RPR jumped sharply to 48 days, doubling from 24 days in June, which reflects the normal summer shift when buyer urgency eases and listing timelines stretch. The median sold price closed at $603,750, down 4.92% from June.

Together these signals point to a market that remains seller-favorable by inventory standards but is showing the natural seasonal friction of a summer month. Buyers have more time to make decisions, and sellers who price too aggressively feel that hesitation more acutely.

Median Sold Price Down 2.8% Year Over Year

The median sold price in Austin in July 2026 was $603,750, down 4.9% from $645,000 in June 2026 and down 2.8% from $621,000 in July 2025.

The two-year chart shows the median sold price has traced a volatile path between roughly $563,000 and $645,000 since August 2024. Prices peaked twice in that window: around May-June 2025 at approximately $626,000-$628,000, and again in June 2026 at around $645,000. Both peaks coincided with the spring buying season when buyer competition is highest. July’s reading follows the same pattern as the prior year, when prices also pulled back after the spring peak, before recovering into fall.

For buyers, a median sold price below $610,000 represents real purchasing power compared to where prices stood in the spring. The caveat is that July’s elevated median days on market suggests buyers are not rushing, which could put modest additional pressure on sellers in the coming weeks. For sellers, the 2.8% annual decline is worth keeping in perspective: prices are still close to where they were a year ago, and the spring 2026 cycle clearly demonstrated that buyer demand at the right price is intact.

Median Active List Price Down 5.8% Year Over Year

The median active list price in July 2026 was $611,250, down 2.2% from $635,000 in June 2026 and down 5.8% from $649,000 in July 2025.

The two-year chart of active list prices shows a broader range than sold prices, with readings stretching from around $600,000 in late 2025 to nearly $700,000 at the May 2025 peak. That peak was followed by a sustained decline through the second half of 2025 and into early 2026, bottoming near $600,000 before recovering in the spring. July’s $611,250 gives back some of that spring recovery.

The gap between active list price and sold price provides useful context. The median active list price of $611,250 sits only about $7,500 above the median sold price of $603,750, a relatively narrow spread. For buyers, this suggests that homes currently on the market are priced reasonably close to where similar homes are selling. For sellers, it signals that your listing needs to land at or near market value to generate the kind of interest that leads to an offer in a summer market where buyers are deliberate.

Median Price Per Square Foot Down 1.0% Year Over Year

The median price per square foot in Austin in July 2026 was $295, down 3.6% from $306 in June 2026 and down 1.0% from $298 in July 2025.

The two-year chart for price per square foot mirrors the overall sold price trend. Per-square-foot pricing dipped to roughly $278-$280 in January-February 2025, recovered to approximately $310 by spring 2025, then retreated through the rest of 2025 before climbing back toward $305-$306 in May-June 2026. July’s $295 falls between those recent extremes, landing modestly above last year’s same-month reading.

At $295 per square foot, you are buying more home than you would have paid last spring. For buyers comparing homes on a size basis, that number is a useful floor: a 2,000-square-foot home at the median rate would close around $590,000, while a 2,500-square-foot home would close around $737,500. For sellers, the per-square-foot metric is often the first number a buyer’s agent uses to compare your home to competitors, so understanding where your home falls on that scale is a critical part of pricing strategy.

Average Sold to List Price Up Slightly Year Over Year

The average sold-to-list price ratio in Austin in July 2026 was 97.45%, down 0.2% from 97.65% in June 2026 and up slightly from 96.7% in July 2025.

The two-year chart shows this metric has stayed within a tight band, generally running between 96% and 98%, with a brief dip toward 96% in February 2026. July’s reading of 97.45% is close to the recent high of approximately 97.8-98% seen in May 2026. The slight month-over-month dip makes sense alongside the jump in days on market: when homes sit longer, buyers tend to negotiate a little more.

The 0.75 percentage-point improvement from July 2025 to July 2026 reflects a market where sellers have regained some footing compared to last year. In practical terms, a home that would have received 96.7% of asking in July 2025 is now receiving 97.45%, which translates to roughly $4,500 more on a $600,000 home. That improvement is modest but real, and it reflects a more competitive buyer pool relative to a year ago.

Median Time to Sell Up 50% Year Over Year

The median time to sell in Austin in July 2026 was 48 days, up 100% from 24 days in June 2026 and up 50% from 32 days in July 2025.

The two-year chart reveals that July’s 48-day reading is not historically unusual for this time of year. In July-August 2025, the median hovered in the 50-53 day range, and in winter 2025 it briefly spiked to approximately 65 days. June 2026’s reading of 24 days was exceptionally fast by any recent standard, which makes the July jump look more dramatic in percentage terms than it feels in market context.

What the 48-day median tells you practically is that homes are not flying off the market in July. Buyers have time to schedule multiple showings, bring in inspectors before writing an offer, and be deliberate about their decision. For sellers, that shift in pace requires a different mindset than the spring market demanded. Homes priced at or below market value in April were receiving offers within days; homes listed in July at aspirational prices may sit for weeks before generating real interest. Setting the right price from day one matters more when buyers have time on their side.

Months Supply of Inventory Down 17.3% Year Over Year

Months supply of inventory in Austin in July 2026 was 4.79, down 5.3% from the prior month and down 17.3% from 5.78 months in July 2025.

The two-year chart paints a clear picture of Austin’s inventory trajectory. Supply peaked near 6.0 months in May-June 2025, pushing the market toward balanced territory and giving buyers real leverage. Since that peak, the trend has been decisively downward: supply fell through the second half of 2025 to a low near 3.1 months in February 2026, then rose again through spring as new listings entered. July’s reading of 4.79 sits near the upper end of seller’s market territory but well below the levels that gave buyers significant leverage last summer.

The 17.3% year-over-year reduction in supply is one of the more consequential data points in this report. Even as the month-to-month trend is relatively flat, the annual comparison confirms that the market has tightened considerably. For buyers, fewer months of supply means less cushion: if a home you like is priced fairly, the window to make a decision may be shorter than July’s slower pace suggests. For sellers, shrinking supply is your long-term ally even in a month when the market moves more slowly.

Active Listings Down 16.7% Year Over Year

The number of active listings in Austin in July 2026 was 3,356, down 8.1% from 3,650 in June 2026 and down 16.7% from 4,030 in July 2025.

Looking at the two-year chart, active listings peaked at approximately 4,200 in June 2025 before falling steadily through the second half of 2025. The inventory low came around February 2026 at roughly 2,200 homes. A spring rebound brought active listings back toward 3,700 by June 2026, followed by the typical summer reduction that brought July’s count to 3,356.

The 16.7% year-over-year decline means buyers in July 2026 have significantly fewer options than buyers had in July 2025. That matters even when the pace of the market is slower, because competition for well-priced and well-located homes remains real. The inventory decline also contributes to the tightened months-supply figure and helps explain why the sold-to-list ratio has not fallen further despite the seasonal slowdown. For sellers, fewer active listings means less competition for buyer attention.

New Listings Down 12.0% Year Over Year

New listings in Austin in July 2026 totaled 1,074, down 20.6% from 1,350 in June 2026 and down 12.0% from 1,220 in July 2025.

The new listings chart tells a story of significant seasonal swings. Activity spikes dramatically in March through May of each year, reaching as high as 1,850 new listings in spring 2025, before falling through summer. July’s count of 1,074 follows that seasonal pattern, though prior year July came in noticeably higher at 1,220. On a year-over-year basis, fewer new listings entering the market in July 2026 means the overall inventory picture is tighter than it appeared at this same point last year.

For buyers, the seasonal lull in new supply has a practical benefit: homes that have been sitting on the market since the spring may be more negotiable, and competition from other buyers for any given home is generally lower than during the spring peak. For sellers weighing a fall listing, the current reduction in new listings means your competition will be limited if you go live in August or September before a fresh wave of sellers enters the market.

New Pending Listings Down 32.3% Year Over Year

New pending listings in Austin in July 2026 totaled 533 per RPR data, up 20% from 444 in June 2026 and down 32.3% from 787 in July 2025. Note that pending and under-contract counts can vary between data sources. Unlock MLS, a second source used in this report, recorded 814 new under-contract homes in July 2026, up 6% year over year, reflecting a broader count of pending activity across MLS platforms.

The two-year RPR chart shows that pending listings have trended lower over the past year compared to the prior comparable period. The spring 2026 peak reached approximately 972 pending contracts in April before declining sharply through May and June. The July rebound to 533 is an encouraging sign that buyers who stepped back during the spring slowdown are beginning to re-engage with the market.

The 20% month-over-month jump in pending listings is worth noting. After June’s low point of 444, the recovery signals that buyer activity did not disappear with the seasonal transition. For sellers, this is a reason to stay patient: summer buyers move more deliberately, but they are still moving. For buyers, a rise in pending contracts means that well-priced homes are going under contract; the market is not standing still.

Homes Sold Up 2.4% Year Over Year

Homes sold in Austin in July 2026 totaled 734 per RPR data, down 14.4% from 857 in June 2026 and up 2.4% from 717 in July 2025. ABoR MLS data, which captures a broader dataset, recorded 824 closed single-family transactions for the month.

The two-year chart shows homes sold reaching a recent peak of approximately 900 in June 2026, the highest count in the two-year window. July’s pullback to 734 follows the usual seasonal pattern and is comparable to the 700 homes sold in August 2024. The important context is that July 2025 also showed a similar dip after the spring peak, and this year’s July reading comes in ahead of that prior-year comparable.

A 2.4% annual gain in homes sold is modest but meaningful. It confirms that Austin is moving more inventory than it did a year ago despite prices that remain elevated relative to the broader historical range. For sellers, this tells you buyers are active and closing; the question is whether your home is priced at a level that attracts them. For buyers, the month-over-month decline in closed sales reflects the natural rhythm of summer rather than a sign that the market has fundamentally stalled.

Total Sales Volume Up 5.9% Year Over Year

Total sales volume in Austin in July 2026 was $605,916,270, down 19.1% from $748,890,000 in June 2026 and up 5.9% from $572,330,000 in July 2025.

The two-year chart shows total sales volume following a similar seasonal arc to homes sold, with a recent peak of approximately $763 million in June 2026 — the highest monthly volume in the two-year window. July’s $605.9 million represents a meaningful pullback from that peak but still comes in solidly above comparable months in the prior year.

The 5.9% year-over-year gain in volume despite only a 2.4% gain in homes sold means the average transaction is larger than it was a year ago. That outcome is driven in part by a meaningful shift in market mix: the $1 million to $1.19 million price range saw sales jump 61% year over year in July 2026, adding significant dollar volume at the top of the market. For sellers at any price point, strong year-over-year volume is a healthy backdrop. For buyers, rising volume alongside relatively stable prices tells you that demand at higher price points is real.

July 2026 Austin Real Estate by the Numbers

The table below is pulled directly from the Austin Board of REALTORS MLS statistics for July 2026 and covers 824 closed single-family residential transactions in the city of Austin.

The most expensive home that sold in July 2026 sold for $8,000,000 and the least expensive home sold for $180,000. Homes ranged in size from 768 to 10,588 square feet with an average size of 2,363 square feet. The average price per square foot for a home that sold in Austin in July 2026 was $334.74 with the lowest being $110.70 per square foot and the highest being $1,429.82 per square foot. It took, on average, 43 days to sell a home in Austin and sellers received, on average, 94.64% of their original list prices.

The CP/LP% and CP/OLP% columns reveal two distinct negotiation realities. The median CP/LP% of 98.00% shows that buyers writing offers are doing so very close to the current asking price; most sellers are not conceding large discounts off their most recent list price. The average CP/OLP% of 94.64%, however, tells a different story: relative to where those same homes started, sellers received 94.64 cents on the dollar. The 2.79 percentage-point gap between CP/LP% and CP/OLP% means price reductions happened before the contract was signed, not at the negotiating table. Sellers who price correctly from day one avoid this pattern entirely.

The ADOM data adds another layer of context. The median of 25 days reflects the typical transaction; the average of 43 days reflects the weight of homes that sat longer before finding a buyer. The maximum of 582 days is an extreme outlier, but its pull raises the average well above the median. Most homes in Austin are not sitting for a year and a half, but a meaningful subset of listings is lingering, and those are almost certainly homes where pricing or condition created friction from the start.

Where Buyers Are Shopping: A Look at Price Ranges

According to Unlock MLS data for July 1 through July 31, 2026, 797 single-family homes went under contract in Austin. The Buyer Demand chart breaks those transactions down by price range and adds context on median days on market and how close to asking price each bracket is selling.

The three busiest price ranges were $300,000-$399,999 with 117 sales, $400,000-$499,999 with 116 sales, and $500,000-$599,999 with 99 sales. Together those three brackets accounted for 332 transactions, or about 42% of all July activity. The $300K-$399K range was up 14.7% year over year in sales count, and both sub-$500K ranges are closing with median days on market of 29-32 days, slightly slower than the market-wide median but still active. All price brackets are selling within approximately 2-3% of asking price, consistent with the broader sold-to-list data.

The mid-to-upper tier produced some notable results. The $600,000-$699,999 bracket closed 80 homes with the shortest median DOM in the chart at just 18 days, matching the $800,000-$999,999 range, which also saw 18-day median times despite the considerably higher price point. The $800K-$999K segment closed 96 homes, up 1.1% year over year.

The lower end of the market accounted for a small share of volume. The sub-$200K bracket saw only 3 sales and the $200,000-$299,999 bracket saw 39, together less than 6% of all July transactions. That reflects how little remains available in those price ranges within the city of Austin.

The luxury segment outperformed. The $1 million to $1.19 million bracket recorded 66 sales, up a striking 61% from July 2025, making it the fastest-growing segment in the market year over year. The $1.2M-$1.39M range closed 29 homes and the $1.4M-plus tier closed 84. Combined, homes priced over $1 million accounted for 179 sales, or roughly 22% of all July transactions. For buyers targeting the most active ranges of $300K-$500K, the practical message is that competition is real, days on market are shorter than the overall median, and homes are selling close to asking.

The Listing-to-Close Price Gap: What Sellers Need to Know

The ABoR MLS data shows that the average Austin seller in July 2026 received 97.43% of their most recent list price at close. That sounds healthy, but the original list price picture is different: the average close-to-original-list ratio was 94.64%, a 2.79 percentage-point gap. That gap exists because most sellers reduced their price before going under contract, not because buyers negotiated them down from the final ask.

To put the difference in dollar terms: a home originally listed at the median list price of $645,000 that sold at 94.64% of its original asking price closed at approximately $610,400. That is a $34,600 reduction from where the seller started. The seller did not lose that $34,600 at the negotiating table; they reduced the list price somewhere along the way, landed closer to market value, and the buyer then negotiated a smaller amount off that adjusted price.

Unlock MLS price drop data reinforces the pattern. Of approximately 3,041 active listings in Austin at month end, 1,752 (56%) carried at least one price reduction, with an average price drop of 11% across those homes. The most-reduced ranges are $400K-$499K (63% with a price drop) and $700K-$799K (65%). For sellers, the lesson is consistent: homes that enter the market at accurate values move faster, close closer to asking, and do not end up in the reduced-listing statistics. For buyers, a price-reduced listing is not automatically a bargain, but it is a signal that the seller has recalibrated and may be ready to make a deal.

What This Means for Buyers

Prices are lower now than they were three months ago. The median sold price of $603,750 is roughly $41,000 below June 2026’s peak of $645,000 and 2.8% below July 2025. At $295 per square foot, you are getting more home per dollar than buyers paid at this same time last year. That represents real, tangible improvement in purchasing power for anyone who has been watching the Austin market.

The negotiation climate is more buyer-friendly than the spring was. With homes sitting on the market for a median of 48 days and 56% of active listings carrying at least one price reduction, buyers have room to be deliberate. The sold-to-original-list ratio of 94.64% confirms that sellers are making concessions, though they are making them by adjusting the price before you write an offer rather than by accepting a large discount off the current ask. Your best approach is to look carefully at price-reduced homes and understand why the reduction happened.

Pending contracts rose 20% month over month in July, which means other buyers are re-engaging with the market. With months of supply at 4.79, still well within seller’s market territory by traditional definitions, a well-priced home in a desirable neighborhood is not going to sit indefinitely. The window of relative buyer leverage that summer provides is real, but it narrows when fall activity picks back up. If you are pre-approved and have been watching the market, July and August are historically good months to act.

One conversation worth having with your lender is rate strategy. Mortgage rates continue to significantly influence monthly payments at Austin’s price levels. Understanding how a rate buydown, an adjustable-rate product, or a seller concession toward closing costs might affect your payment is worth exploring before you write your first offer.

What This Means for Sellers

Buyer activity is showing signs of recovery after June’s seasonal dip. The 20% jump in pending listings from June to July tells you that buyers did not disappear when the spring season ended; they stepped back temporarily and are now returning. June 2026 was actually a standout month for Austin home sales, with nearly 900 closings and the highest sales volume in recent history. July’s pullback is seasonal, not a reversal of the underlying demand trend.

The competitive pressure from new supply is easing. New listings fell 20.6% from June and 12% from a year ago, meaning your home will have fewer direct competitors in July and August than it would have faced in the spring or even last summer. Combined with an active listings count that is 16.7% below July 2025 levels, the overall inventory picture favors sellers who price correctly and present their homes well.

Pricing discipline is the most critical factor in your outcome this month. The CP/OLP% data shows that on average, sellers are receiving 94.64% of their original list price. Most of that gap reflects price reductions made before a contract was written, not concessions made after. Homes that enter the market at inflated prices spend more days on market, collect price reductions, and ultimately sell for less than homes that were correctly priced from the start. In a slower-paced summer market, the cost of mispricing is higher because the feedback cycle takes longer.

The luxury data from July is also encouraging. Sales in the $1M-plus range jumped meaningfully year over year, which keeps total market volume healthy and supports overall market confidence for all price points.

Market Summary and Outlook

July 2026 told the familiar story of an Austin summer: a spring-strong market shifted to a summer-cautious one. Prices fell from June’s peak, days on market doubled, and both new listings and closings declined from recent highs. None of that is surprising. It is the same rhythm the Austin market has shown every July in recent memory.

What makes July 2026’s reading notable is the year-over-year context. Compared to July 2025, total sales volume is up 5.9%, homes sold are up 2.4%, and months of supply has contracted from 5.78 to 4.79. Sellers in July 2025 were dealing with a market that was drifting toward balance; sellers in July 2026 are operating in a market that is statistically still in their favor. That shift matters for both sides of a transaction.

The key variable heading into fall is whether new listings continue to pull back or whether a fresh wave of inventory enters the market. September and October typically bring a secondary listing season as sellers try to close before the holidays. If new listings stay subdued, the supply constraint will support prices through the fall. If significant new inventory enters the market, buyers will have more options and sellers will face more competition. Monitoring the August new listing count will offer an early signal of which direction the fall is likely to break.

Austin’s long-term fundamentals remain a stabilizing force. The city’s population base, employment diversity, and ongoing appeal to relocating households continue to underpin demand for housing. The price adjustments from the 2022 peak have brought values closer to long-term income growth, expanding the pool of qualified buyers. The market is not in distress; it is recalibrating, and the year-over-year improvements in closed sales and volume confirm that buyers are engaging with Austin real estate at its current price levels.

Time to Buy? Time to Sell?

For buyers, July and August represent one of the better seasonal entry windows of the year. Prices are off their spring highs, competition from other buyers has eased, and the inventory of homes that have been sitting with price reductions gives you real opportunities to find value. The 48-day median time to sell provides space to be thoughtful, but the 20% month-over-month rebound in pending contracts is a reminder that the window is not unlimited. If you have done your financial homework and found a home that fits your life and budget, summer is historically a good time to make a move.

For sellers who need to sell now, the path forward is clear: price at where homes are closing today, present the home well, and do not anchor to what similar homes sold for during the spring peak. The market will tell you immediately whether your price is correct. Limited showings in the first two weeks after listing are the most reliable signal that an adjustment is needed, and sellers who respond quickly to that signal outperform those who wait. The homes selling in July are the ones priced at market value; the ones sitting are the ones that are not.

For sellers who can afford to wait, the next 60 to 90 days will be worth watching. If the fall brings back buyers who were outcompeted in the spring, sellers who list in September may catch a second seasonal wave of motivated activity. The risk of waiting is that other sellers may enter the market at the same time, adding competition. Watching the August new listing count will give you a clearer read on whether a fall listing will find a favorable or crowded stage.

Action Items for Buyers

• Get pre-approved before you start scheduling showings. Pre-approval in today’s market takes time if your financial picture is complex, and sellers in competitive situations will not wait. A current pre-approval letter also gives you clarity on exactly what you can afford at current interest rates before you fall in love with a home that is outside your range.

• Focus on homes with at least one price reduction and understand why they reduced. Of 3,041 active listings in Austin, 1,752 (56%) have had a price drop. These sellers have demonstrated a willingness to adjust. Reviewing the history of any price-reduced listing to understand how it was originally priced and how much it has moved can reveal whether it is now a fair deal or still overpriced.

• Act with appropriate urgency in the $300,000-$499,999 range. These two brackets combined for 233 sales in July and are moving at median times of 29-32 days. Well-presented homes at accessible price points in good condition are still attracting multiple buyers, and the summer window narrows as fall arrives.

• Calculate the full monthly cost of ownership before writing an offer. At Austin’s price levels, property taxes, homeowners insurance, and HOA fees can add $1,000 or more per month on top of your principal and interest payment. Run the full number before you decide how much house you can realistically carry.

• Do not skip the inspection because you feel any pressure to move quickly. July’s slower pace gives you the time to do this right. A thorough home inspection protects you from inheriting problems the seller may not have disclosed and gives you a factual basis for any repair request or credit negotiation.

• Think through your two-to-five-year plan before committing. Buying in the current Austin environment makes the most financial sense if you plan to stay long enough to build equity and weather any near-term price fluctuations. If you are likely to relocate in 18 months, renting may be the smarter move for now.

Action Items for Sellers

• Price based on where homes are closing right now, not where they peaked in spring. The median sold price in July is $603,750, not the $645,000 seen in June. A comparable-homes analysis using only the last 60 to 90 days of closed data will give you the most accurate starting point for your list price.

• Budget for the gap between your original list price and your likely close price before you list. On average, Austin sellers received 94.64% of their original list price in July. If your financial plan requires a specific net number, work backward from that figure to set your asking price rather than starting high and hoping a buyer ignores the discount.

• Address visible deferred maintenance before you go live. In a market where buyers have 48 days on average to consider their options, condition issues become negotiating leverage. Small investments in fresh paint, landscaping cleanup, and mechanical servicing can reduce friction during the inspection period and keep deals from falling apart.

• Study the price drops data for your price range. If 63% of active listings in the $400K-$499K range have already reduced their price, and you are listing in that range, coming to market at the right number is critical. Being the next home to reduce puts you in a weaker negotiating position than pricing correctly from day one.

• Track your showing volume closely in the first 14 days on market. The best early indicator of whether your price is right is how many showings you receive in the first two weeks. If you are generating three or more showings per week and no offers, the home may need staging or minor condition attention. If you are getting one or zero showings per week, the price needs to move.

• Consider a September listing if you are not in a hurry to sell. The fall listing season often brings back buyers who were outcompeted or overwhelmed in the spring and who took the summer off to reassess. Listing after Labor Day can position you in front of a fresh wave of motivated buyers before the holiday slowdown begins in November.

Final Word on the Market

July 2026 is the kind of month that rewards patience and penalizes overconfidence. Buyers who have been watching from the sidelines since the spring are finding a market with lower prices, less competition, and more time to make decisions than they had in April or May. Sellers who are willing to price at today’s market rather than last spring’s peak are finding that buyers are still closing transactions at meaningful volume.

The numbers collectively tell the story of a market in seasonal transition, not structural decline. Sales volume is up year over year. Supply is down year over year. Prices are lower than June but within 3% of where they were 12 months ago. The fundamentals that make Austin a desirable place to own a home have not changed: the employment base, the population growth, and the limited land within the city limits continue to create long-term demand for well-located housing.

Whatever decision you are facing, whether to buy, sell, or wait, the data in this report is meant to give you an honest, specific picture of where the market stands. Make the decision that fits your life and your financial situation. If you are unsure where that leaves you, reach out and we will help you figure it out.

Questions About the July 2026 Austin Real Estate Price Report?

Have questions about what the July 2026 Austin Real Estate Price Report means for your specific situation? We are happy to help. If you are thinking about buying a home 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 single-family residential properties in the city of Austin. Reported figures reflect July 1, 2026 through July 31, 2026. Some variation between data sources may exist due to differing methodology and timing of data pulls.