February 2026 Austin Luxury Real Estate Price Report

Eleven Oaks Realty is proud to present their February 2026 Austin Luxury Real Estate Price Report measuring market activity in the Austin area single family home market priced at $1 million or over. Our February 2026 Austin Luxury Real Estate Price Report covers the luxury market in the following Austin metro area counties: Travis, Williamson and Hays.

Austin Luxury Real Estate Market Highlights

• 130 luxury homes sold in February 2026, a 10.3% decrease year-over-year and a 6.6% increase from January 2026
• The median sold price for Austin luxury homes in February 2026 was $1,310,000, down 6.7% from February 2025 and down 9.3% from January 2026
• Austin luxury homes spent a median of 42 days on the market in February 2026, a 35.4% improvement from February 2025’s 65-day median and a 22.2% improvement from January 2026’s 54-day median
• Travis County led all luxury activity with 104 closed sales (80.0% of total), followed by Williamson County with 15 sales (11.5%) and Hays County with 11 sales (8.5%)
• The overall luxury market carries 8.7 months of supply, with the $1.4M+ segment representing the highest inventory at 11.9 months
• As of March 9, 2026, 1,268 luxury homes were actively listed across Travis County (962), Williamson County (157), and Hays County (149)
• 421 new luxury listings entered the market in February 2026, down 5.4% from February 2025; 216 luxury homes went under contract, down 4.0% year-over-year
• 39% of all active luxury listings have undergone at least one price reduction; 44% of February’s closed sales included a price drop prior to closing
• Sellers received an average of 92.67% of their original list price and 96.12% of their final list price at closing
• No foreclosures were recorded among February 2026 luxury closings
• 59 of the 130 homes that sold (45.4%) included a pool; 57 (43.8%) carried HOA obligations
• 5 luxury homes that sold were waterfront properties
• The most active school districts were Austin ISD (49 sales), Eanes ISD (21 sales), Lake Travis ISD (15 sales), and Leander ISD (14 sales)
• The top zip codes by sales volume were 78746 (17 sales), 78738 (13 sales), 78731 (10 sales), and 78704 (9 sales)

Austin Luxury Real Estate Market Overview

Austin’s luxury real estate market opened 2026 in a period of measured adjustment, and February’s data captures that condition with notable clarity. While prices declined year-over-year and total sales volume contracted compared to February 2025, the month delivered meaningful signals of early-spring recovery relative to January. The 130 luxury homes that closed during the period represent a 10.3% contraction from the 145 sales recorded in February 2025, continuing a correction from the peak activity years of 2021 and 2022. Yet February’s count is 6.6% above January 2026’s 122 closings, suggesting that demand is beginning to stir as the spring selling cycle approaches.

At the county level, Travis County remained the undisputed center of gravity for Austin luxury activity, accounting for 104 of the 130 closed sales. Williamson County registered 15 transactions and Hays County recorded 11. Hays County held flat year-over-year in terms of sales volume, a notable distinction from Travis County’s decline and Williamson County’s sharper contraction. For buyers and sellers tracking county-level dynamics, these differences reflect the varying supply and demand conditions that exist even within a single metro market.

The overall inventory picture remains decidedly in buyers’ favor. With 8.7 months of supply at the current pace of absorption, the luxury market is operating well above the six-month threshold generally associated with a balanced market. The upper price tiers carry the heaviest inventory burden: the $1.4M+ segment shows 11.9 months of supply against 764 active listings and 64 closed sales in the prior month. The $1M-$1.19M range is considerably tighter at 4.6 months of supply, making it the most competitive segment for buyers in absolute terms.

A note on data: the market charts throughout this report are generated by Unlock MLS’s market snapshot platform, which in some instances incorporates supplemental data from partner MLS boards, resulting in chart totals that may differ slightly from our direct MLS pull of 130 closed sales. Both datasets reflect the same underlying market conditions and directional trends.

Price and Negotiation Trends

The February 2026 median sold price of $1,310,000 reflects the continued repricing that has defined Austin’s luxury segment since the market’s pandemic-era apex. The year-over-year decline of 6.7% is significant but should be viewed in context: prices remain well above pre-2020 levels, and much of the current correction represents a normalization from values that were, by most historical measures, elevated beyond long-term fundamentals. The month-over-month decline from January’s $1,445,000 also reflects February’s typical seasonal mix — the pool of buyers and the composition of homes that close tends to skew toward the lower end of the luxury spectrum early in the year, which can suppress the monthly median even when the underlying market is stable.

Sellers are receiving an average of 92.67% of their original list price at closing, with the gap between original list price and final sale price averaging approximately 3.5 percentage points more than the 96.12% of final list price received. This spread quantifies the cumulative cost of overpricing: homes that required one or more price reductions before going under contract ultimately closed at a greater discount from their initial ask than those priced correctly from the start. Of the 130 homes that closed in February 2026, 44% had experienced at least one price reduction prior to going under contract, and those homes spent an additional median of 47 days on the market after reducing before receiving an accepted offer.

The -4.9% average over/under asking figure indicates that most luxury transactions in February 2026 closed at a modest but consistent discount from the final list price. Buyers entering this market with data-informed offer strategies have the advantage, while sellers who understand this negotiating environment can position their pricing to reduce time on market and maximize net proceeds.

One of the most striking figures in February’s data is the sharp improvement in days on market. The median of 42 days represents a 35.4% reduction from February 2025’s 65-day median — a shift that points to improved buyer activity relative to a year ago, even as prices have declined. The gap between the 42-day median and the 83-day average is equally telling: a subset of luxury listings are sitting well beyond typical timelines, pulling the average upward and indicating that a material portion of current inventory is priced or positioned in ways that are not resonating with today’s buyers.

6.7% Decrease in Median Sold Price Year-Over-Year

The February 2026 median sold price of $1,310,000 is $93,925 below February 2025’s $1,403,925, representing the most pronounced year-over-year price decline the Austin luxury market has seen in the current cycle. The month-over-month comparison shows a decline of $135,000 from January 2026’s $1,445,000, though part of that difference reflects the seasonal mix of closings typical of the February reporting period rather than a structural shift. For buyers, the current pricing environment represents a meaningful improvement in purchasing power compared to 2024 and 2025. For sellers, this environment demands precise pricing relative to current comparable sales, as the market has limited tolerance for aspirational listing strategies.

10.3% Decrease in the Number of Austin Luxury Home Sales Year-Over-Year

130 luxury homes closed in February 2026, down 15 transactions from the 145 recorded in February 2025. While the year-over-year comparison reflects the market’s continued contraction from peak activity levels, the more encouraging data point is the month-over-month improvement: February outpaced January 2026 by 8 sales, or 6.6%. This positive momentum is consistent with seasonal patterns that typically see activity increase as buyers become more active heading into spring. The 130 closings also need to be read alongside the 216 new under contracts recorded during the month — those contracts will flow through as closings in the coming weeks, and the direction of that pipeline will provide a clearer picture of where the spring market is headed.

35.4% Decrease in Median Time to Sell Year-Over-Year

	February 2026	February 2025	YoY Change	January 2026	MoM Change
Median Days on Market	42 days	65 days	-35.4%	54 days	-22.2%

The 42-day median time to sell in February 2026 is the strongest indicator in this month’s report that demand conditions are improving relative to recent history. A 35.4% improvement from February 2025’s 65-day median — and a 22.2% improvement from January’s 54 days — suggests that buyers are more willing to act, and that appropriately priced homes are finding purchase agreements more quickly. This is particularly meaningful in context: even as the median sold price declined 6.7% year-over-year, homes are spending substantially fewer days on the market. That combination typically signals a market finding its level, where buyers who have been waiting for price normalization are beginning to engage.

February 2026 Austin Luxury Market Sales Breakdown

The sales breakdown by price range illustrates where buyer demand is concentrated within the luxury spectrum. The $1.4M+ tier led all segments with 57 sales recorded in the market data, representing 41.6% of total activity — a meaningful indication that high-end demand, while down from prior-year levels, remains active. The $1M-$1.19M entry tier accounted for 41 sales (29.9%), confirming that the lower end of the luxury market continues to draw the broadest buyer pool. The $1.2M-$1.39M range recorded 26 sales (18.9%), while 13 sales fell in the $800K-$999,999 range, which includes homes that were listed at or above $1 million but sold at a final price in this bracket. The distribution reflects a luxury market where both the entry level and the upper tier are generating activity, while the $1.2M-$1.39M mid-range is seeing the most contraction in relative demand.

February 2026 Austin Luxury Market County Comparison

Travis County’s dominance in the Austin luxury market is clearly illustrated in this county-level comparison. With 111 luxury transactions reflected in the market platform data, Travis County accounts for the overwhelming majority of activity. Williamson County registered 15 sales and Hays County recorded 11, with the combined tri-county total reflecting 137 transactions in the aggregated market data. The Williamson County figure represents a 25% year-over-year decline, while Hays County held flat — an important distinction for those monitoring growth corridor dynamics. Among the three counties, Williamson offers the most favorable price-per-square-foot entry point into the luxury market, while Travis commands the highest median prices, driven by the premium attached to central Austin and West Austin locations.

Luxury Market Pricing – Median Sold Price 3-Year History

The 3-year monthly median price chart provides essential context for interpreting February 2026’s $1,310,000 median. The chart illustrates that Austin luxury prices followed a pattern of seasonal peaks in spring and summer followed by modest compression in winter months, a pattern visible across both 2024 and 2025. The 2025 full-year median of $1,344,000 — representing 2,648 luxury sales — serves as the most relevant benchmark, and February 2026’s reading falls modestly below that annual figure. The chart also shows that the market has been operating in a tighter range than the years immediately following the pandemic price surge, which reached a median of $1,481,000 in 2021 before beginning its gradual normalization. The current pricing trajectory suggests continued stabilization rather than accelerating decline, with the market appearing to find a floor in the $1.30M-$1.35M zone.

Luxury Market Median and Average Sale and Price per Bedroom By Year

Breaking out median sale prices by bedroom count over a 5-year horizon reveals important nuances in how different segments of the luxury market have moved. Four-bedroom homes, which represent the largest portion of luxury sales by volume, are currently tracking around $1.30M in median pricing, consistent with the broader market median. Five-bedroom homes command a premium, with current medians approaching $1.45M, reflecting the demand for larger footprints in the upper tier of the market. Three-bedroom luxury homes are trading near $1.20M, representing the entry point for buyers seeking the luxury designation with a more contained square footage. The 5-year history also underscores a clear compression from the 2021-2022 peak for all bedroom categories, with four and five bedroom medians having declined from their highs while three-bedroom pricing has proven somewhat more resilient on a relative basis.

Austin Luxury Market Statistics

The monthly market activity chart shows February 2026’s $227,188,040 in total sales volume alongside a $1,658,307 average sale price — figures drawn from the aggregated market platform data covering 137 transactions. These numbers illustrate the scale of Austin’s luxury market even during a period of volume contraction: more than $227 million in luxury real estate changed hands in a single month. The average sale price of $1,658,307 is meaningfully higher than the median of $1,300,000, a relationship that reflects the influence of a smaller number of very high-value transactions on the average calculation. The most expensive home to close in February 2026 sold for $7,050,000, and it is transactions at that level that widen the gap between median and mean. When evaluating what a home is worth in today’s market, the median is generally the more representative figure for most luxury price points.

Austin Luxury Market Pricing – 3-Year Range

This market pricing chart places current conditions in context relative to the historical range of luxury pricing activity over the past three years. The chart identifies a “Historically Higher Range” and “Historically Lower Range” for median sale prices, and as of early 2026, pricing is trending upward from the lower range toward the midpoint — a constructive signal for sellers who have been watching the market compress. The $/sqft metric (shown on the right axis) tells a similar story, with the current reading approaching $480 per square foot and rising. For buyers, current pricing remains closer to the historical lower range than the upper, which represents improved value relative to the 2022 peak environment. For sellers, the upward trajectory from the lower range — if sustained — provides a reasonable basis for optimism heading into spring.

Austin Luxury Buyer Demand – 3-Year History

The buyer demand chart measures two important dimensions of market competition: the percentage over or under asking price at closing, and the percentage of original list price received at close. In February 2026, luxury sellers received -4.9% relative to their final list price on average, and 91.4% of their original list price at close. The 3-year historical view reveals that the current level of buyer leverage — approximately 5% under final asking — has been relatively consistent over the past 12 to 18 months, suggesting the market has reached an equilibrium in terms of negotiating dynamics. The gap between the original list price ratio (91.4%) and the final list price ratio (~95.1%) is the most instructive figure here: it quantifies the discount that accumulates when sellers begin with an aspirational price and are forced to reduce. Sellers who price to market from day one consistently outperform those who work through successive reductions to find where buyers will transact.

Austin Luxury Buyer Demand by Price Range

The buyer demand breakdown by price range reveals a counterintuitive pattern that warrants close attention. The $1.4M+ tier — despite carrying the heaviest inventory load at 11.9 months of supply — posted the fastest median days on market of any price range at 36 days. Meanwhile, the $1.2M-$1.39M range recorded a 101-day median, the slowest of all segments. This apparent contradiction becomes clearer when inventory dynamics are considered: the $1.4M+ segment contains a large number of overpriced listings that are not selling, sitting alongside a smaller group of correctly priced homes that are moving quickly. The 764 active listings in the $1.4M+ range include many properties that buyers have already evaluated and passed over — while those priced accurately to reflect current market values are generating offers within five weeks of listing. For buyers in the $1.4M+ range, this means there are genuine opportunities among the listings that have been on the market longer, provided the extended time is the result of pricing rather than condition. For sellers in the $1.2M-$1.39M range, the 101-day median is a clear signal that this tier is experiencing the most friction, and pricing strategy in this bracket requires particular discipline.

Austin Luxury Days on Market – 3-Year History

The 3-year days on market chart tracks both median and average DOM through each month since mid-2023, providing a clear picture of how buyer urgency has evolved. The market hit historically low DOM readings in 2021 and early 2022 during the peak competitive period, then saw DOM rise sharply through 2023 as rate increases cooled demand. The current February 2026 median of 42 days is well below the elevated readings of 65-70+ days seen during 2024 and early 2025, and represents a return to timeframes that are more consistent with a functioning, if not frenetic, luxury market. The average of 83 days remains elevated relative to the median, reflecting the drag created by properties that have been sitting on the market through multiple months without finding buyers. Sellers whose listings fall into this “long on market” category face increasing pressure to adjust their strategy, as the longer a property sits, the more it signals to prospective buyers that the current pricing may not reflect market value.

Analysis of Austin Luxury Inventory by Price

Austin Luxury Months Supply of Inventory

The inventory data tells one of the most important stories in February 2026’s luxury report. With 1,187 active listings across all luxury price tiers and an overall months of supply figure of 8.7, the market is carrying substantially more inventory than absorption rates can support in the near term. The average list price of active inventory sits at $2,332,117 — considerably above the February closing median — which reflects the concentration of higher-priced listings that are currently generating limited buyer activity. The tiered supply picture is particularly instructive for pricing decisions: the $1M-$1.19M range at 4.6 months is the healthiest segment, meaning sellers in that range are operating in a more balanced environment. As price points increase, so does the supply burden, reaching 11.9 months in the $1.4M+ segment. For the broader market to see meaningful price stabilization, either demand will need to increase or new inventory additions will need to slow — and February’s 421 new listings entering at 1.95 times the pace of 216 new under contracts indicates supply is still outpacing demand by a meaningful ratio.

New Austin Luxury Listings by Month – 3-Year History

February 2026’s 421 new luxury listings entering the market represents a 5.4% decrease from February 2025, and the 3-year chart shows this figure is consistent with the seasonal pattern typical of February — inventory typically builds from this point forward through peak spring listing season. The trailing 90-day new listing count of 974 is down 9.7% from the same period a year ago, which could be an early sign that some sellers are choosing to wait for better conditions or have concluded that now is not the right time to list. Whether that trend continues into the traditional spring listing surge will be one of the key indicators to watch over the coming months. A reduction in new supply alongside steady or improving demand would be the most constructive combination for price stabilization heading into summer.

New Austin Luxury Under Contracts – 3-Year History

216 luxury homes went under contract in February 2026, down 4.0% from February 2025 and up sharply from the prior two months. The trailing 90-day under contract count of 513 is down 6.6% year-over-year, consistent with the broader theme of modestly lower demand compared to 2025. The February under contract figure is an early forward-looking indicator: these 216 contracts will translate to closings over the next 30-60 days, meaning March and April 2026 should see at least this level of closed sales and potentially more if any January or early February contracts are still working through the closing process. The ratio of new listings (421) to new under contracts (216) — approximately 1.95 to 1 — confirms that supply continues to outpace demand, though a sustained increase in the under contract figure without a proportional rise in new listings would signal a healthier absorption dynamic in the weeks ahead.

Number of Austin Luxury Listings That Accepted a Price Drop

This chart tracks how quickly price-reduced listings find buyers, and the February 2026 data point of 28 days from price drop to under contract is a meaningful figure for both buyers and sellers. For sellers considering a price reduction, the data suggests that a credible reduction — one that actually closes the gap between perceived value and buyer expectations — can result in a contract within approximately a month. The number of new under contracts with a price drop (shown as the line on the right axis) reached its highest reading in the chart’s 3-year history in February 2026, with 57 price-drop contracts recorded. This elevated figure reflects both the high percentage of inventory carrying price reductions and the increased buyer activity that appears to be occurring at reduced price points. The volume of price-drop contracts is not inherently negative: it signals that price discovery is occurring and buyers are engaging with homes once their pricing becomes compelling.

February 2026 Austin Luxury Price Drop Info

As of March 9, 2026, 465 of the 1,187 active luxury listings (39%) carry at least one price reduction, with an average reduction of 9% from the original list price. The median time from listing to first price drop is 95 days, indicating that most sellers exhaust a roughly three-month window at the original price before adjusting. Among the 137 closed sales tracked in the market platform data for February, 61 (44%) had experienced at least one price drop. The total gap from original list to final close price averaged 15% for these price-reduced homes, and the median time from the most recent price drop to going under contract was 47 days. These figures make a clear case for pricing accuracy at listing: homes that required a price reduction before going under contract ultimately closed at a 15% average discount from original asking and spent an additional 47 days on the market after reducing. That represents meaningful carrying costs and, in most cases, a lower net outcome than a correctly priced listing would have achieved from the start.

Austin Luxury Home Price Drops Over Time

The price drops over time chart tracks both the average percentage price reduction and the total count of price drops occurring each month, and February 2026’s data shows an average price drop percentage of 7.9% — the lowest reading visible in the chart over the past year. The average had ranged between 8.9% and 10.3% for much of 2025 before this recent moderation. A declining average price drop percentage can be interpreted in two ways: either sellers are becoming more accurate in their initial pricing (requiring smaller corrections), or the pool of properties accepting reductions is shifting toward homes that were only modestly overpriced to begin with. Either interpretation suggests a degree of improving market discipline, which is a constructive signal for the overall pricing environment heading into spring.

Austin Luxury Market Temperature – 3-Year History

The market temperature chart situates the current Austin luxury market clearly within buyer’s market territory, where it has remained for the past several months. The chart shows a “Seller’s Market” threshold (lower boundary, representing low DOM and pricing near or above ask) and a “Buyer’s Market” threshold (upper boundary, representing elevated DOM and pricing consistently below ask). Current readings — a median of 42 days on market and an average of -4.9% over/under asking — place the market above the seller’s market line and within buyer’s market bounds. The 3-year trend shows the market moved from the depths of the buyer’s market zone in early 2024 and has been trending gradually toward neutral, though it has not yet crossed back into seller’s market territory. For participants in today’s market, this temperature reading is a practical reminder that buyers hold leverage and sellers need to work harder than they did in 2021 and 2022 to achieve strong outcomes.

Austin Luxury Average Price Per Square Foot by County – 10-Year History

The 10-year $/sqft history by county reveals one of the most striking convergence stories in Austin’s luxury market. Travis County’s $/sqft has held relatively stable through the current correction at $512, while Hays County’s $/sqft has risen to $500 — a near-convergence that would have seemed unlikely a decade ago when Travis County commanded a substantial premium. Williamson County, by contrast, sits at $307/sqft, reflecting the different character of luxury inventory in the Georgetown, Round Rock, and Leander corridors. The Travis/Hays convergence speaks to the growing premium attached to Hill Country properties and lake communities within Hays County, where waterfront and large-lot luxury homes have appreciated meaningfully relative to their land and lifestyle attributes. For buyers evaluating cross-county comparisons, the $/sqft differential between Williamson ($307) and the Travis/Hays pair ($512/$500) is one of the most significant value stories in the current market, and may represent an opportunity for buyers who are flexible on location.

Austin Luxury Median Sale Price by County

The county-level median price chart shows February 2026’s specific readings of $1,370,000 for Travis County, $1,200,000 for Hays County, and $1,078,000 for Williamson County. Travis County’s year-over-year median decline of 5.5% reflects the broader luxury market correction, while Hays County held flat compared to a year ago — a resilience that is consistent with sustained demand for Hill Country and lake-area luxury properties. Williamson County’s 6.7% decline is the sharpest of the three, in part reflecting the more challenging absorption dynamics in that corridor, where 25% fewer luxury transactions closed compared to February 2025. The 10-year view contextualizes these movements within the broader price trajectory: all three counties remain substantially above their 2016-2018 price levels, and the current readings represent a modest correction from the 2021-2023 peaks rather than a structural reversal.

Austin Luxury Buyer Demand by County – 3-Month History

The 3-month buyer demand scatter plot maps each county’s median days on market against its percentage over or under asking, using bubble size to indicate relative median sale price. All three counties sit in the upper left quadrant of the chart — the “Favors Buyers” zone — confirming that each market segment is operating with buyer leverage across both pricing and time dimensions. Travis County shows approximately 47 median days on market and -5.6% over/under asking, reflecting relatively stronger demand compared to the other two counties. Hays County registers approximately 75 days on market and -5.3% under asking over the 3-month window, while Williamson County shows approximately 80 days and -6.0% under asking — the weakest demand signal of the three. These 3-month figures differ from the February-specific readings because they aggregate December through February activity, smoothing out month-to-month variation. The consistent buyer’s market positioning across all three counties indicates the market-wide dynamic is not limited to any single geography.

Austin Luxury Median Days on Market by County

The 10-year county DOM chart provides historical perspective on how today’s figures compare to the full range of luxury market conditions. Travis County’s current annual median of 43 days compares favorably to the 62-day reading in 2016 and the elevated levels of 2018-2019, though it remains well above the historic lows of 10-11 days recorded at the market’s 2021-2022 peak. Williamson County’s 52-day reading is in line with historical norms. The most notable movement in the current year is Hays County, where the annual DOM figure has risen to approximately 80 days — reflecting a more pronounced slowdown in buyer activity across the Hill Country and lake corridors when viewed on a year-to-date basis, though February-specific DOM for Hays was 42 days, suggesting some improvement in the most recent month. These county comparisons underscore that Austin’s luxury market is not monolithic: buyers and sellers in different corridors are operating under materially different conditions.

Heat Maps – Austin Luxury Median Days on Market and % Over/Under Asking

The median days on market heat map illustrates the wide variance in buyer activity across the metro area’s luxury zip codes. Some zip codes recorded strikingly fast sales — 78757 (North Austin) and 78703 (Clarksville/Tarrytown) each showed median DOM of just 7-10 days — while 78734 (Lake Travis/Lakeway corridor) recorded a median of 191 days, reflecting the more challenging absorption dynamics in that area. The over/under asking map shows most zip codes in negative territory (blue shading), confirming the buyer’s market dynamic across the region. Several central Austin zip codes are near neutral on the over/under metric, indicating that demand in those pockets remains more competitive than the broader market average. The geographic divergence visible in both maps reinforces the importance of zip code-specific pricing analysis: market conditions that hold true at the county level can vary significantly at the neighborhood level, and a pricing strategy calibrated to the right comparable set is essential for optimizing outcomes in any quadrant of the metro.

Austin Luxury Number of Sales and Median Sale Price Heat Map

The sales volume and median price heat maps show the geographic concentration of luxury activity during February 2026. The highest-volume zip codes are clustered in West Austin and central Travis County, with 78746 leading all areas at 17 sales and a $2,475,000 median — the highest median of any zip code in the market during the period. 78738 (Lakeway/Bee Cave corridor) recorded 13 sales at a $1,410,717 median, while 78704 (South Congress/Bouldin Creek area) registered 9 sales at a $1,775,000 median. The variation in median prices across active zip codes — from $1,025,000 in some areas to $2,475,000 in 78746 — underscores the breadth of the Austin luxury spectrum. Buyers evaluating different corridors will find that the luxury designation captures a wide range of home types, locations, and price points, each with its own demand profile and market rhythm.

Austin Luxury Home Sales February 2026

Here are some additional details about the 130 luxury homes that sold in February 2026. Note that some homes may fall into more than one category below. School district and county data is sourced from our direct Unlock MLS pull. For a breakdown of active listings by area, see the Luxury Homes for Sale section below.

• 0 luxury homes that sold in February 2026 were foreclosures
• 5 luxury homes that sold in February 2026 were waterfront properties
• 49 luxury homes that sold were in the Austin ISD
• 7 luxury homes that sold were in the Dripping Springs ISD
• 21 luxury homes that sold were in the Eanes ISD
• 8 luxury homes that sold were in the Georgetown ISD
• 0 luxury homes that sold were in the Hays ISD
• 15 luxury homes that sold were in the Lake Travis ISD
• 14 luxury homes that sold were in the Leander ISD
• 9 luxury homes that sold were in the Round Rock ISD
• 0 luxury homes that sold were in the San Marcos ISD
• 4 luxury homes that sold were in the Wimberley ISD
• 12 luxury homes that sold were in gated communities
• 57 luxury homes that sold were part of a homeowners association
• 59 luxury homes that sold included a pool
• 23 luxury homes that sold are on septic systems
• Travis County had 104 luxury home sales in February 2026
• Williamson County had 15 luxury home sales in February 2026
• Hays County had 11 luxury home sales in February 2026

February 2026 Austin Luxury Home Sales Map

The map above illustrates the geographic distribution of the 130 luxury homes that sold in February 2026 across the Austin metro area. The vast majority of February 2026 luxury sales were located west of Highway 130, with the exception of 2 sales east of that corridor. Nearly all sales were south of Highway 138 and north of Highway 150, with the exception of 4 sales outside that range. This concentration is consistent with the long-established geographic pattern of Austin luxury activity, which clusters along the western and central corridors where Hill Country terrain, premium school districts, lake access, and proximity to central Austin combine to support luxury pricing. The small number of sales east of 130 and south of 150 reflects the emerging nature of luxury activity in those growth corridors, where land prices and new construction are beginning to attract higher-end buyers willing to trade proximity to the urban core for acreage and relative value.

February 2026 Luxury Real Estate Price Report – Strictly Numbers

The most expensive luxury home that sold in February 2026 closed at $7,050,000 and the least expensive closed at $1,000,000. Austin luxury homes ranged in size from 364 square feet to 9,275 square feet with an average size of 3,651 square feet. The average price per square foot for a luxury home that sold in Austin in February 2026 was $505.69, with the lowest recorded at $205.77 per square foot and the highest at $3,706.59 per square foot. It took an average of 83 days to sell a luxury home in Austin in February 2026, and sellers received an average of 92.67% of their original list prices. The CP/OLP maximum of 164% indicates that at least one luxury home sold in February 2026 closed above its original list price — a reminder that even in a buyer’s market, well-positioned properties in high-demand locations can generate competitive situations.

Search Criteria

• Property Type: Residential
• Status: Closed
• Date Range: 02/01/2026 to 02/28/2026
• Counties: Travis, Williamson, Hays
• Price: $1,000,000+

Luxury Homes for Sale Around Austin

As of March 9, 2026, there are 1,268 luxury homes listed for sale across the Austin metro area at $1 million or above. Travis County holds the largest share of active inventory with 962 listings, followed by Williamson County with 157 and Hays County with 149. The map clusters illustrate where inventory is concentrated: the greatest density is in Central Austin (556 listings), followed by the West Austin/Westlake corridor (267), Cedar Park and Leander area (158), Dripping Springs and Southwest Austin (77), the Liberty Hill and Georgetown corridor (67), the Wimberley area (47), northern Williamson County near the 183A/Highway 29 area (44), and Manor and East Austin (25), with a smaller cluster in the eastern Williamson County and Pflugerville area (14). With 1,268 active listings against February’s pace of 130 closings per month, buyers have approximately 9.75 months of supply available to them — presenting a broad selection across price points, locations, and property types.

Tips for Buyers

February’s data contains several actionable insights for buyers who are actively evaluating the Austin luxury market or preparing to enter it.

The current months of supply — 8.7 overall and 11.9 in the $1.4M+ segment — confirms that you are operating with genuine negotiating leverage. This is not a market where you need to rush a decision or waive normal protections to compete. Take the time to review comparable sales carefully, understand the pricing history of any property you’re considering, and structure your offer based on what the data supports rather than what the asking price implies. The average seller is receiving 92.67% of original asking at close, which provides a reasonable starting point for offer strategy in most situations.

Pay close attention to the pricing history of properties you’re evaluating. Homes that have undergone price reductions carry a hidden data point: the original list price relative to the current asking price tells you something about how the seller’s expectations have evolved. The average total discount from original list to final close for price-reduced homes in February 2026 was 15%, and those homes spent a median of 47 days on the market after their most recent reduction before going under contract. If you’re evaluating a home that has already reduced, that 47-day window may create an opportunity to offer below the current ask with a reasonable expectation of success.

The $1.4M+ segment has a paradox worth understanding before you shop: it has both the most inventory (11.9 months of supply) and the fastest median days on market (36 days) of any price tier. This means the homes that are selling in this range are being priced correctly and moving quickly — while a large portion of the remaining inventory has already been passed over by active buyers at current prices. When you find a home in this range that has been on the market for 60 or more days, your negotiating position is considerably stronger than the 36-day median would suggest.

If you are comparing properties across the three counties, the $/sqft differential is significant. Travis County luxury averages $512/sqft, Hays County averages $500/sqft, and Williamson County averages $307/sqft. At similar price points, a Williamson County property will typically deliver meaningfully more square footage than an equivalent dollar amount can purchase in Travis or Hays. That comparison requires weighting location and lifestyle factors — but for buyers who are flexible on geography, it represents a real value opportunity.

Finally, with 1,268 active listings and more entering the market each month as spring listing season ramps up, you have strong selection. Working with an agent who can filter by school district, community features, and specific zip code dynamics — and who knows which listings have been on the market long enough that sellers are genuinely motivated — will put you in a stronger position to find the right property at the right price.

Tips for Sellers

Selling a luxury home in Austin in the current market is entirely achievable — February’s 130 closings confirm that transactions are happening every day. But the data is also direct about what separates homes that sell efficiently from those that struggle.

Price right from the start. This is the single most consequential decision you will make as a seller, and February’s data makes the cost of getting it wrong concrete: the average home that required a price reduction before going under contract closed at a 15% discount from its original list price and spent an additional 47 median days on market after reducing. A correctly priced listing avoids that discount and that delay. Your pricing should be calibrated to current closed comparable sales — not to what homes sold for in 2022, not to the price your neighbor listed at, and not to the amount you need to net to make the move work financially. The market will tell you what your home is worth; the question is whether you start there or arrive there after multiple reductions.

The 39% of active listings carrying a price reduction are effectively competing against each other for the same buyers who are motivated by perceived value. When your home enters a market already populated by homes that have reduced their prices, standing out requires either a compelling original price or a demonstrably superior property. Preparation matters: homes in exceptional condition with strong visual marketing and a well-calibrated entry price command more buyer attention and better offers than even well-located properties that appear tired or overpriced.

Know your segment. If your home is priced in the $1.2M-$1.39M range, February’s data shows a 101-day median DOM for that tier — the most challenging in the market. Buyers in that range are highly selective, and the competition is meaningful. In the $1M-$1.19M range, demand is relatively stronger (4.6 months of supply, 52-day median DOM), and a well-positioned listing has a better chance of finding a buyer within a reasonable timeframe. The $1.4M+ segment’s 11.9 months of supply means that overpriced properties in that range can sit for an extended period, but homes positioned accurately are moving in approximately 36 days — faster than the lower price tiers.

Consider the geography implications from the heat map data. Zip codes like 78746 (Barton Creek/West Lake Hills area) and 78704 (South Congress/Bouldin Creek) are achieving the highest median prices in the market, and demand in those corridors is demonstrably stronger than in the broader metro. If your home is in a high-demand zip code, that’s a selling point worth quantifying in your marketing materials. If it’s in a zip code that is showing extended DOM on the map, a more aggressive initial price may be necessary to generate early buyer interest.

The Bottom Line

February 2026 delivered a mixed but cautiously encouraging picture for Austin’s luxury market. Prices declined year-over-year, sales volume contracted compared to February 2025, and inventory remains well above balanced market levels across all price tiers. These are facts, and any honest assessment of the market has to acknowledge them.

At the same time, February’s data contains several indicators that the market is finding its footing. Homes are selling faster than they were a year ago — 42 median days versus 65 — even as prices have declined, suggesting that buyers are becoming more willing to transact when pricing reflects current market realities. The month-over-month increase of 6.6% in closed sales, combined with 216 new under contracts entering the pipeline, points to improving spring momentum. The average price drop percentage is at its lowest reading in over a year, suggesting that the market’s repricing process may be maturing. And the ratio of supply to absorption, while still elevated, is a market that clears every month — 130 homes changed hands in February, representing over $219 million in transactions from our direct data pull.

For buyers, the current environment is one of the most favorable entry points the Austin luxury market has offered in several years. For sellers, the market rewards precision — in pricing, preparation, and timing — more than it has since before the pandemic era. The luxury market in Austin is not broken; it is recalibrating, and those who engage with the current data rather than yesterday’s assumptions will find the most success on either side of the transaction.

Considering Buying or Selling a Luxury Home in Austin?

Whether you are looking to acquire your next luxury property in the Austin metro area or preparing to bring a premium home to market, working with an agent who understands the nuances of this specific segment can make a significant difference in your outcome. At Eleven Oaks Realty, we specialize in the Austin luxury market and provide the kind of precise, data-grounded guidance that the current environment demands. We don’t just share the numbers — we help you understand what they mean for your specific situation, whether that’s identifying the right entry price for a sale, developing a targeted offer strategy as a buyer, or evaluating the timing and positioning of a transaction in the context of current supply and demand dynamics. If you’re ready to take the next step or simply want to talk through the market, we’d welcome the conversation.

Questions About the February 2026 Austin Luxury Real Estate Price Report?

Do you have questions about the February 2026 Austin Luxury Real Estate Price Report? Our team at Eleven Oaks Realty is here to help you make sense of the data and apply it directly to your goals as a buyer or seller. Call us at (512) 827-8323 or email us at info@11OaksRealty.com. With decades of experience helping buyers and sellers across Austin and Central Texas, we have the market knowledge and the commitment to guide you toward the best possible outcome — at a price point that reflects what the market actually supports, not what the market used to support. We look forward to hearing from you.