July 2026 Austin Luxury Real Estate Price Report

Eleven Oaks Realty is proud to present their July 2026 Austin Luxury Real Estate Price Report measuring activity in the luxury home market across Travis, Williamson, and Hays Counties. For this report, luxury is defined as any home that sold for $1,000,000 or more.

July 2026 brought a notable rebound in sales volume to the Austin luxury market, with 275 homes selling at $1,000,000 or more, up 18.5% from July 2025’s 232 sales. The median sold price of $1,331,000 came in just 1.4% below last July’s $1,350,000, a modest dip that reflects continued buyer selectivity rather than any broad retreat in values. Homes moved a bit faster than a year ago, with a median of 31 days to sell compared to 39 days in July 2025. This report covers pricing trends, sales volume, days on market, active inventory, price reductions, buyer demand, and a full breakdown of what sold and where.

July 2026 Austin Luxury Real Estate Market Highlights

• 275 luxury homes sold in July 2026, an increase of 18.5% compared to July 2025’s 232 sales, though volume pulled back 18.4% from June 2026’s unusually active 337 closings.
• The median sold price of $1,331,000 was down 1.4% year over year from $1,350,000 and down 3.2% from June 2026’s $1,375,000, reflecting normal seasonal softening rather than a market shift.
• Homes sold in a median of 31 days, 20.5% faster than the 39-day median in July 2025 and slightly slower than June 2026’s 27-day pace.
• Sellers received an average of 93.54% of their original list price and 96.61% of their final list price, leaving meaningful room for negotiation while signaling a market where well-priced homes still attract buyers.
• Current inventory sits at 1,574 active luxury listings across the three counties, representing approximately 5.3 months of supply at July’s sales pace, a buyer-friendly balance that gives you real choices without being oversupplied.

July 2026 Austin Luxury Real Estate Market Overview

July 2026 delivered a genuinely encouraging story for the Austin luxury market. Sales volume jumped significantly year over year, prices held within a narrow band of last year’s levels, and homes moved faster than they did in July 2025. That combination, more transactions, stable pricing, and shorter time on market, points to a market finding its footing after the slower, more cautious pace that defined 2024 and early 2025. The surge in closings did pull back from June 2026’s elevated pace, which is typical for summer; June tends to capture contracts signed in April and May when spring buying energy peaks, while July reflects a natural seasonal cooling.

The pricing picture is nuanced but honest. At $1,331,000 median, July 2026 came in just below July 2025’s $1,350,000, a gap of $19,000 or 1.4%. Over the past three years, Austin luxury median prices have traded in a relatively narrow range between roughly $1,300,000 and $1,420,000 depending on the month, which suggests the market has settled into a new equilibrium rather than trending sharply in either direction. Sellers who price accurately are still finding buyers; the ones who overprice are sitting longer and, in many cases, cutting their prices before closing.

A note on data sources: this report draws from two sources, Rebecca’s direct Unlock MLS pull and the CentralTX aggregated platform, which may show slightly different transaction counts due to timing and methodology. Body text and narratives in this report reflect 275 sales from the direct MLS pull; chart images may reflect 273 sales from the aggregated platform. Both sources confirm the same overall market direction.

July 2026 Austin Luxury Real Estate Price and Negotiation Trends

On average, luxury homes that sold in July 2026 closed at 96.61% of their final list price and 93.54% of their original list price. The gap between those two figures, about 3 percentage points, tells an important story: sellers who started too high had to reduce before finding a buyer, and even then, they gave back a bit more in negotiation. If you are a buyer, that gap represents real opportunity, especially in the $1.4M and above tier where the average original list price premium was -3.7% at close.

The fastest-selling price range in July was the $1.2M to $1.39M bracket, where homes moved in a median of just 19 days, 15 days faster than the same period a year ago. That tier’s sellers received 97.27% of their list price on average, the best negotiating position of any price band. Above $1.4M, the median time stretched to 32 days and sellers settled for an average of 96.3% of list price. The entry tier ($800K to $999K, which for this report’s purposes includes homes that closed just under the $1M threshold in the chart data) took 54 days to sell on average, significantly longer than the rest of the market.

For sellers, the clearest takeaway is that pricing strategy matters more than ever. Homes that entered at the right price moved in under three weeks. Homes that needed a price reduction took a median of 27 days from the price drop to go under contract, according to July’s data. That is not a death sentence, but it does mean your market time compounds and your final negotiating position weakens. For buyers, the current spread between original and final pricing means there is leverage to work with, particularly on homes that have been sitting or have already had one reduction.

Median Sold Price Down 1.4% Year Over Year

The median sold price for Austin luxury homes in July 2026 was $1,331,000, down 1.4% from $1,350,000 in July 2025 and down 3.2% from June 2026’s $1,375,000. The average sold price came in at $1,654,263, which reflects the pull of high-end sales in the $3M to $8M range on the overall mean.

The three-year pricing chart puts July’s figure in useful context. Austin luxury median prices peaked at $1,420,000 in May 2026 and have pulled back since, following a pattern seen in prior years where spring brings a surge and summer moderates. In 2025, July’s $1,350,000 was followed by a recovery to $1,383,000 in August and $1,350,000 again in November. The current trajectory suggests July 2026’s $1,331,000 may represent a similar seasonal trough rather than a directional shift.

Looking at the data year by year, Austin luxury median prices have held a remarkably stable floor around $1,300,000 to $1,350,000 even through periods of reduced activity. The 2026 year-to-date median of $1,350,000 matches both 2024 and 2023, which tells you the market has found a real equilibrium at this level. Whether you are buying or selling, that consistency is useful information: luxury values in the Austin area have held, they simply have not returned to the 2021 and 2022 highs of $1,490,000 and above.

Number of Luxury Home Sales Up 18.5% Year Over Year

275 luxury homes sold in July 2026, up 18.5% from the 232 that sold in July 2025. Month over month, volume pulled back 18.4% from June 2026’s 337 sales. The dollar volume of July’s transactions totaled approximately $449.3 million (using CentralTX’s 273-sale count), placing it below June’s $570.5 million but well above most of the prior 12 months.

The market activity table shows how July 2026 fits into the recent rhythm. After a slow start to the year, with 127 sales in January and 143 in February, volume built steadily through spring, peaked in June, and has now entered its typical summer moderation. What is genuinely encouraging about July’s number is that it outpaced last July by nearly one in five additional sales. That kind of year-over-year growth in a $1M-plus market is meaningful, and it suggests that buyers who paused in 2025 are stepping back in.

New listings in July came in at 375, down 6.7% from July 2025’s 402. New under contracts totaled 271, down just 2.2% from last July’s 277. The fact that closed sales grew 18.5% year over year while new under contracts barely changed suggests that closings are catching up on contracts signed in earlier months rather than reflecting a sudden spike in new demand. That is a healthy sign, it points to steady, sustained activity rather than a brief speculative push.

Median Time to Sell Down 20.5% Year Over Year

The median time to sell a luxury home in July 2026 was 31 days, down 20.5% from July 2025’s 39 days and up slightly from June 2026’s 27-day pace. The average days on market was 50, which reflects the tail of slower-moving listings in the upper price tiers pulling the mean above the median.

The days on market chart shows that the luxury market has been operating in a much tighter time frame in 2026 than it did through most of 2024 and 2025. After peaking at 71 days (median) in January 2025, market time has trended steadily downward through 2026. The current 31-day median is still above the ultra-compressed 19 to 27 days seen in early 2022, but it represents a real improvement in liquidity compared to the 55 to 71 day window buyers and sellers dealt with in late 2024 and early 2025.

For sellers, 31 days is a reasonable planning benchmark. If your home is well-priced and well-prepared, you should expect to go under contract within four to five weeks. For buyers, that timeline means you have time to be deliberate without losing every home you look at. The ADOM range in July was wide, from 0 days (homes that went under contract before MLS exposure ended) to 400 days for one outlier, so market time at the individual home level varies considerably based on price, condition, and location.

Austin Luxury Home Sales by Price Range, July 2026

The $1.4M and above category claimed the largest share of July’s sales, with 115 of 273 CentralTX-tracked transactions (42.1%) closing at $1,400,000 or higher. The $1M to $1.19M tier came in second with 91 sales (33.3%), followed by $1.2M to $1.39M at 56 sales (20.5%). Eleven sales (4%) closed between $800,000 and $999,999, below the report’s $1M luxury threshold but captured in this particular chart’s broader view.

The dominance of the $1.4M-plus tier is notable. It means nearly half of all luxury closings in July happened above $1.4 million, a segment where supply is currently tightest in relative terms, but also where buyers have the most negotiating room, as reflected in that tier’s 32-day median DOM and -3.7% average sale-to-list ratio. The $1M to $1.19M bracket, by contrast, saw a 33.8% jump in sales year over year, suggesting that the entry tier of the luxury market is where demand has recovered most sharply.

Austin Luxury Home Sales by County, July 2026

Travis County accounted for 210 of July’s 273 CentralTX-tracked sales (76.9%), a concentration that reflects the dense inventory of luxury homes in central Austin and the surrounding Hill Country communities within Travis County’s borders. Williamson County recorded 34 sales (12.5%) and Hays County added 29 (10.6%), meaning the outer counties together contributed about 23% of total luxury volume.

For context, Rebecca’s direct MLS pull shows 211 Travis County sales, 34 Williamson, and 30 Hays, which closely mirrors the CentralTX breakdown. The county-level spread matters if you are comparing value across the metro: Travis County’s luxury market commands the highest median price at $1,420,250 per the annual data, while Williamson County’s $1,175,000 and Hays County’s $1,266,693 offer entry into the luxury segment at a lower starting point. All three counties recorded meaningful sales activity in July, confirming that the recovery in volume is broad-based rather than concentrated in one part of the metro.

Austin Luxury Active Listings and Months of Supply

As of August 6, 2026, the Austin luxury market carries 1,459 active listings per the CentralTX platform (1,574 per the MLS direct pull across all three counties), representing approximately 5.3 months of supply at July’s pace. July also saw 375 new listings enter the market, down 6.7% from July 2025, and 271 new under contracts, down just 2.2% year over year.

The months-of-supply picture varies considerably by price tier. The $1M to $1.19M range sits at 4.0 months, the most supply-demand balanced segment of the luxury market. The $1.2M to $1.39M bracket carries 4.4 months. The $1.4M and above tier shows 6.9 months of supply, which is the loosest part of the luxury market and where buyers have the most leverage. For reference, a balanced market is generally considered to be 5 to 6 months; anything below favors sellers and anything meaningfully above tends to shift negotiating power toward buyers.

For buyers, 5.3 months of overall supply means you have real selection without the frenzy of 2021 and 2022’s one to two month inventory levels. For sellers, this is not a market where your home sells itself simply by being listed. Preparation, accurate pricing, and strong presentation matter in a market with 1,574 active listings competing for your buyer’s attention.

Austin Luxury Active and Asking Prices by Price Range

The asking price chart shows that the median asking price for active Austin luxury listings has held relatively steady over the past three years, tracking in the mid-to-upper $1.4M range for the median and around $2M for the average. The divergence between median and average asking prices reflects the ongoing presence of trophy properties in the $3M to $8M range pulling the mean upward.

The gap between what sellers are asking and what buyers are paying is roughly $19,000 on the median (from $1,350,000 list to $1,331,000 close) is narrower than it looks in percentage terms. But the original-to-final list price gap of 6.46 percentage points on the CP/OLP% calculation tells you that many sellers who eventually closed at median price had already come down once or more before finding a buyer. If your home is priced right from day one, that gap largely disappears.

Austin Luxury Price Per Square Foot by County, 2016 to 2026

Travis County luxury homes command the highest price per square foot in the metro at $507 for 2026, a figure that has held remarkably steady since the 2022 peak of $555 per square foot. Hays County comes in at $410 per square foot and Williamson County at $312 per square foot, both representing a significant value gap relative to Travis County that reflects differences in location, land, and home type rather than a quality differential alone.

All three counties saw their price-per-square-foot peaks in 2021 and 2022 and have since pulled back and stabilized. Travis County’s $507 is actually a slight uptick from $504 in 2025, suggesting the Travis County luxury market has found price support at this level. Hays County’s $410 is also recovering from its 2024 low of $397, while Williamson County’s $312 is essentially flat with the prior two years. For buyers comparing across county lines, this chart is a useful reminder that you are getting meaningfully more square footage per dollar in Williamson and Hays.

Austin Luxury Median Sale Price by County, 2016 to 2026

The annual median sale price by county shows Travis County at $1,420,250 for 2026, Hays County at $1,266,693, and Williamson County at $1,175,000. All three peaked in 2021 and 2022, Travis at $1,501,000 and Hays at $1,450,000, and have since settled into a more measured range. The multi-year chart makes clear that luxury pricing across all three counties has found a relatively stable plateau since 2023.

For Williamson County, the $1,175,000 2026 median is consistent with 2024’s $1,175,000, suggesting the county’s luxury floor is well-established. Hays County’s recovery from a 2024 low of $1,207,767 to $1,266,693 in 2026 reflects improving demand in the Dripping Springs, Kyle, and Wimberley corridors. For buyers considering the outer counties, these figures show that luxury price points are more accessible than in Travis, and the gap in days on market is small enough that you are not giving up liquidity for the price difference.

Austin Luxury New Listings, Three-Year History

New luxury listings in July 2026 totaled 375, down 6.7% from the 402 new listings that came to market in July 2025. The three-year chart shows a clear seasonal pattern: new listings surge in spring (this year peaking at 648 in April 2026), moderate through summer, and compress significantly in the November through January window. July’s 375 figure is consistent with a healthy summer supply level.

Compared to the elevated supply surge of spring and summer 2025, when new listings hit 746 in April 2025, this year’s inflow has been more measured. That moderation in new supply, combined with the uptick in sales, is part of why overall months of supply has held relatively steady rather than building further. For sellers thinking about timing, the data supports listing before the holiday compression in November and December; for buyers, the current window offers more selection than you will see in early 2027.

Austin Luxury New Under Contracts, Three-Year History

New under contracts in July 2026 came in at 271, down just 2.2% from July 2025’s 277 and up from June 2026’s 257. The three-year history shows that under-contract activity tends to peak in the April through May window (this year reaching 353 in April 2026) and moderate through summer before the fall buying season. July’s 271 is a solid mid-summer pace that is ahead of where the market was in most of 2025.

The near-flat year-over-year comparison in under contracts is actually a positive signal when paired with the 18.5% jump in closings. It means the market is not just seeing a one-month catch-up; it reflects a consistent demand floor that has been building for several months. For sellers, 271 contracts written in a single month means qualified buyers are actively making decisions rather than sitting on the sidelines.

Austin Luxury Price Drops Over Time

The average price drop on Austin luxury homes that sold in Q3 2026 is tracking at 7.87%, the lowest level since this data series began tracking in Q3 2023. That is a notable decline from the 9% to 10.7% range seen in 2023 and 2024, and it reflects a market where sellers are getting closer to accurate pricing from the start, or where buyers are stepping in with less aggressive counteroffers than in prior years.

The count of price reductions per quarter has remained relatively stable even as the average percentage drop has declined. That means roughly the same proportion of listings are needing to adjust, but the adjustments are getting smaller. For buyers who have been waiting for deep price cuts, this data suggests those opportunities are becoming less common. The sellers most likely to reduce are those in the $1.4M-plus tier, where 6.9 months of supply gives buyers more time and leverage to wait.

Austin Luxury Active Price Drops, August 2026

As of August 6, 2026, 749 of 1,459 active luxury listings (51%) have had at least one price reduction. The typical seller made their first cut about 15 days after listing. In July, 103 of 273 homes that closed (37.7%) had experienced a price drop before going under contract, with an average reduction of 9%.

That 51% figure on active listings tells you something important: if you are currently shopping, more than half the available inventory has already been repriced. That does not necessarily mean those homes are now underpriced, many sellers who cut by 5% to 9% are still achieving realistic market values. But it does mean the market is actively self-correcting, and homes that have been reduced are worth a second look if they originally felt out of reach.

Austin Luxury Price Drop Outcomes, Three-Year History

When luxury sellers did reduce their price in July 2026, their homes went under contract a median of 27 days after the price cut. That is one of the faster outcomes in the three-year history shown, which reinforces that well-positioned homes, even those that needed an adjustment, are finding buyers without prolonged additional waiting. The longer waits of 40 to 62 days seen in early 2026 have eased considerably as summer demand picked up.

For sellers who have been holding firm on a price that is not working, this data makes a strong case for acting sooner rather than later. A 27-day median time from price drop to contract, followed by the standard 30-day closing period, means a corrected price today could have you at the closing table in roughly two months. Waiting another two or three months to reduce often just resets that same clock while your carrying costs continue.

Austin Luxury Buyer Demand by Price Range, July 2026

The buyer demand table by price range for July 2026 shows a market where demand growth is concentrated at the entry level of luxury. Sales in the $1M to $1.19M tier jumped 33.8% year over year and in the $800K to $999K range by 37.5%, while the $1.4M and above tier grew by just 4.5% and the $1.2M to $1.39M bracket by 5.7%. This distribution tells you that buyers are active but selective, with the strongest absorption at price points where entry-level luxury buyers have the most options.

The $1.2M to $1.39M tier stands out on days on market, with a median of just 19 days, the fastest of any price range. Sellers in that bracket are also achieving the best sale-to-list ratio at -2.73%, meaning buyers are paying closer to asking price than in any other tier. If you own a home in the $1.2M to $1.39M range and are thinking about selling, July’s data suggests you are in the strongest segment of the current market.

Austin Luxury Buyer Demand: Percentage Over or Under Asking

The buyer demand chart tracking the percentage over or under asking price shows July 2026 at approximately -3.96% across all luxury sales. That is consistent with the range the market has held since 2023, when the brief spike to nearly at-asking in 2022 reversed. Sellers have been accepting offers at 3% to 5% below asking for most of the past three years, and July 2026 is no exception.

What is meaningful here is not the absolute number but the stability. The over/under asking percentage has held in a relatively tight band, which tells you the market has found a pricing equilibrium. Buyers are not stealing homes and sellers are not giving them away. The negotiation is real but predictable, which is useful information for both sides when preparing an offer or a counter.

Austin Luxury Median Days on Market by County, 2016 to 2026

The annual days-on-market by county chart shows that all three counties have converged to historically low DOM levels in 2026. Travis County’s 2026 median is 29 days, Williamson County 33 days, and Hays County 29 days, all dramatically below the 2016 to 2018 range of 46 to 112 days per county. The convergence of the three counties over the past five years suggests that the metro-wide liquidity improvements have benefited all geographic segments of the market, not just central Austin.

Hays County has made the most dramatic improvement, falling from 112 days median in 2018 to 29 days in 2026. That kind of change reflects genuine demand growth in communities like Dripping Springs, Kyle, Buda, and Wimberley rather than simply a tightened supply. Williamson County at 33 days is also performing well above its historical baseline, reflecting the luxury market’s expansion into Georgetown, Round Rock, and the Cedar Park corridor.

Austin Luxury Buyer Demand by County, May Through July 2026

The three-month buyer demand scatter plot for May through July 2026 shows all three counties landing in the buyer-favoring quadrant, with median DOM ranging from 26 to 32 days and sale-to-list percentages between -3.5% and -3.8%. Travis County sits at approximately 27 days and -3.7%, Hays at 26 days and -3.5%, and Williamson at 32 days and -3.8%. No county is meaningfully outperforming the others on either metric, which confirms that buyer and seller conditions are broadly consistent across the metro.

The chart’s positioning of all three counties in the buyer-favoring zone, meaning buyers are not paying over asking and DOM is not compressed enough to create bidding wars, is a realistic picture of where the market stands. Conditions favor buyers relative to the 2021 and 2022 peaks, but the 26 to 32 day DOM range shows this is still an active market where good homes move quickly.

Austin Luxury Buyer Demand by County, Annual History

The long-term buyer demand chart by county shows that 2026’s sale-to-list ratios of -3.6% for Travis, -4.8% for Williamson, and -4.5% for Hays are consistent with the 2023 to 2025 range and far better than the 2017 to 2020 period when sellers in Hays and Williamson Counties were routinely accepting 6% to 8% below asking. The 2021 spike to positive territory, when Travis County averaged +2.8% over asking, now looks like a clear outlier in a longer context.

For sellers who entered the market during the 2020 to 2022 window and used that era as their pricing benchmark, this chart is a useful reality check. The market is performing well relative to its historical average, just not at the peak. For buyers who feel like they are paying too much, the counter-argument is in this data: you are buying in a market where sellers still discount from asking, and that discount is larger than it was during the most competitive years on record.

Austin Luxury Market Temperature, Three-Year History

The market temperature chart uses median days on market and the percentage over or under asking price to classify the market as running hotter or cooler than its historical norm. July 2026 shows a median DOM of approximately 32 days with a sale-to-list ratio near -5%, placing the market in the middle zone, warmer than the “cooler market” threshold above 63 days but not as hot as the sub-20 day levels that defined early 2022 and spring 2025.

The trajectory through 2026 is encouraging. After a cold spell in late 2024 and early 2025 when median DOM exceeded 70 days, the market warmed significantly through spring and has held that improvement into summer. The current reading suggests a balanced market tilting slightly toward buyers, which is consistent with the 5.3 months of supply and the 3% to 4% under-asking closing average. For both buyers and sellers, this “middle market” temperature means neither side holds all the cards, which is where good real estate decisions get made.

Austin Luxury Sale Prices by Year and Bedroom Count

The annual price summary shows that 2026’s year-to-date median sale price of $1.35M matches 2024, 2023, and 2025 almost exactly. The average sale price of $1,700,707 is the highest in the five-year comparison, reflecting the contribution of a handful of very large transactions in the $5M to $8M range pulling the mean up even as the median holds steady. The consistency of the median over four consecutive years is one of the strongest signals in this report that Austin luxury pricing has found a durable floor.

By bedroom count, the 2026 data shows five-bedroom homes at $1.43M median, four-bedroom homes at $1.33M, and three-bedroom homes at $1.25M. All three categories are holding stable with 2025 figures. The five-bedroom premium over four-bedroom, about $100,000 at the median, is consistent with recent years. For buyers deciding between a four and five bedroom, that $100K gap is worth weighing against your actual space needs rather than assuming the fifth bedroom automatically adds resale value.

Austin Luxury Zip Code Heat Maps: Number of Sales and Median Sale Price

The zip code heat maps for July 2026 show sales concentrated in the central Austin and west Austin corridor, with the highest transaction counts (shown in the warmer orange and red tones) appearing in zip codes that cover areas like West Lake Hills, Tarrytown, Rollingwood, and the neighborhoods adjacent to Lake Austin. The northern Williamson County zip codes show moderate activity in teal tones, consistent with the steady Leander and Georgetown ISD markets.

The median sale price heat map covers a range from $1,060,000 to $2,484,000 by zip code. The highest-priced zip codes (deepest orange and red) cluster in central and west Travis County, where waterfront access, Eanes ISD, and proximity to Downtown Austin command the largest premiums. Hays County zip codes show lighter coloring consistent with their $1,266,693 county median. For buyers using geography to guide their search, these maps make clear where the price bands are and help you identify zip codes where you can access more home for your budget.

Austin Luxury Zip Code Heat Maps: Median Days on Market and Percentage Over or Under Asking

The days on market heat map shows a range of 6 to 113 days at the zip code level in July 2026. The fastest-moving zip codes (shown in warm orange and red) are concentrated in the central and northwest Travis County areas, while some outlying zip codes in Hays and southern Travis County show higher DOM in the blue and teal range. A single zip code with only a handful of transactions can swing the median significantly, so individual zip code readings are best interpreted as directional signals rather than precise forecasts.

The over/under asking heat map covers a range of -5.7% to -0.4%, with no zip codes showing positive values, confirming that buyers are receiving some discount to asking price in every part of the Austin luxury market. The zip codes closest to at-asking (lightest colors) tend to be in the more constrained central Austin areas where inventory is tightest, while areas with deeper discounts tend to have broader selection and longer average exposure times. For both buyers and sellers, the zip-level map is a useful guide for calibrating offer strategy and pricing expectations neighborhood by neighborhood.

Austin Luxury Home Sales in July 2026

Here is a breakdown of luxury home sales in July 2026:

• 2 luxury homes that sold in July 2026 were foreclosures
• 13 were waterfront homes
• 97 were in the Austin Independent School District
• 24 were in the Dripping Springs Independent School District
• 29 were in the Eanes Independent School District
• 11 were in the Georgetown Independent School District
• 3 were in the Hays Consolidated Independent School District
• 45 were in the Lake Travis Independent School District
• 37 were in the Leander Independent School District
• 12 were in the Round Rock Independent School District
• 0 were in the San Marcos Consolidated Independent School District
• 3 were in the Wimberley Independent School District
• 43 were in gated communities
• 153 had a homeowners association
• 142 had a pool
• 83 had a septic system
• 211 were in Travis County
• 34 were in Williamson County
• 30 were in Hays County

Where Did Luxury Homes Sell in July 2026?

The map above shows where the 275 luxury homes that sold in July 2026 were located across Travis, Williamson, and Hays Counties. Travis County dominated with 211 of the 275 sales, reflecting the concentration of established luxury neighborhoods in and around Austin proper. The 34 Williamson County sales spread across communities in the Leander, Georgetown, and Round Rock ISD corridors, while the 30 Hays County sales were distributed across the Dripping Springs and Wimberley markets along with the communities closer to Kyle and Buda.

The map confirms what the school district breakdown shows: Lake Travis ISD (45 sales) and Leander ISD (37 sales) are the two most active suburban luxury markets outside Travis County’s urban core. Austin ISD’s 97 sales represent the largest single school district segment, concentrated in central and west Austin zip codes where the luxury price floor tends to be higher. Whether you are focused on a specific school district or open to the broader three-county market, July’s sales show active, geographically distributed demand.

July 2026 Austin Luxury Real Estate Strictly by the Numbers

The table below is pulled directly from the Unlock MLS statistics for July 2026 and covers the 275 luxury home sales (homes that sold for $1,000,000 or more) in Travis, Williamson, and Hays Counties.

The most expensive luxury home that sold in July 2026 sold for $8,000,000 and the least expensive sold for $1,000,000. Homes ranged in size from 1,484 to 10,588 square feet with an average size of 3,676 square feet. The average price per square foot for a luxury home that sold in July 2026 was $458.80 with the lowest being $220.22 per square foot and the highest being $1,429.82 per square foot. It took, on average, 50 days to sell a luxury home and sellers received, on average, 93.54% of their original list prices.

The gap between the CP/LP% average of 96.61% and the CP/OLP% average of 93.54% is one of the more telling statistics in this table. It means that on average, luxury sellers reduced their price at least once before closing, and the total concession from their original ask was about 6.5%. Sellers who priced correctly from day one, as evidenced by the 143% CP/LP% outlier on the high end, can and do command over asking. But those are the exceptions; the median of 94% original list price received tells the real story of where most transactions landed.

The ADOM range from 0 to 400 days captures how wide the outcomes are at the individual home level. A 400-day sale in the same month where some homes closed before their first public open house tells you that the “market average” is a blended number with enormous variance underneath it. Location, condition, and pricing strategy account for more of the outcome than market timing alone. The lot size range, from 0.079 acres to 34.486 acres, similarly reflects how diverse the Austin luxury market is, from urban infill homes on small lots to significant Hill Country acreage properties, all clearing the same $1M price floor.

Austin Luxury Real Estate Search Criteria

The data in this report covers homes that sold for $1,000,000 or more in Travis County, Williamson County, and Hays County during July 2026. Both single-family homes and condominiums are included if they meet the price threshold.

Luxury Homes for Sale Around Austin

As of August 6, 2026, there are 1,574 luxury homes (priced at $1,000,000 or more) for sale in the Austin area: 1,085 in Travis County, 234 in Williamson County, and 255 in Hays County.

At July’s pace of 275 sales per month, 1,574 active listings represents approximately 5.7 months of supply for the three-county market combined. Travis County, with 1,085 active listings against 211 July sales, carries about 5.1 months of supply. Williamson County at 234 active against 34 sales carries 6.9 months. Hays County at 255 active against 30 sales carries 8.5 months, the loosest county-level market by this measure, which may explain why Hays County buyers are negotiating slightly larger discounts from asking. If you are specifically shopping in Hays County, the inventory is genuinely deep right now.

Tips for Luxury Home Buyers

The current market gives you more options and more negotiating room than buyers had two to four years ago, and the data supports using both. With 1,574 active luxury listings and 5.3 months of supply overall, you are not in a situation where you have to make rushed decisions or waive due diligence. That said, the homes selling fastest, particularly in the $1.2M to $1.39M bracket where the median DOM is just 19 days, can move before you are ready if you have not done your homework. Getting pre-approved, narrowing your criteria, and being prepared to move within a week on the right home is still the right posture even in a buyer-friendly market.

On price, the data gives you useful ammunition for negotiation. Sellers received 93.54% of their original list price on average in July, meaning the typical transaction involved a meaningful discount from where the seller started. For homes that have already had a price reduction, currently 51% of active listings, you may be negotiating from a starting point that is already 7% to 9% below the original ask. On those homes, your offer is working from a different baseline, and your agent can help you distinguish between a home that is now well-priced after the cut versus one that is still overpriced at the reduced level.

Days on market data should inform your offer strategy at the upper price tiers. In the $1.4M and above range, the median DOM was 32 days and sellers averaged -3.7% from list. Homes that have been sitting 60 or more days in that tier are statistically in a weaker position, and an offer with a shorter closing timeline or fewer contingencies can be worth as much as a price concession to a seller who is tired of waiting. Use the time on market as part of your research, not just the list price.

Finally, inventory in the $1M to $1.19M tier carries just 4.0 months of supply, the tightest part of the luxury market. If your search is centered in that price range, be aware that you are competing with the strongest year-over-year demand growth (33.8% more sales than a year ago) in a tier with limited supply. Moving decisively on well-priced homes in that bracket will serve you better than taking a wait-and-see approach. Visit our Buyers page for more guidance on the Austin home buying process.

Tips for Luxury Home Sellers

The 31-day median DOM in July 2026 tells you that the market is active, but the 50-day average tells you there is a wide gap between homes that sell quickly and homes that sit. The difference between a 19-day sale and a 90-day sale in July’s data almost always comes down to pricing. Sellers who entered the market at an accurate price, based on recent comparable sales rather than 2022 comps or wishful thinking, went under contract in three to four weeks. Sellers who priced above the market needed an average of 15 days before their first price reduction, then another 27 days after that cut to go under contract. Front-loading the right number saves weeks and puts you in a stronger negotiating position throughout.

The CP/OLP% average of 93.54% is a useful benchmark for setting your initial pricing expectations. If you list at $1.5M and the market’s average original-to-close ratio holds, you can expect to close around $1.4M. That does not mean you will, your home’s specific condition, location, and timing matter enormously, but it is a reasonable sanity check on whether your pricing strategy is aligned with current market reality. Sellers who list at $1.5M and expect to close at $1.48M are setting themselves up for frustration. Sellers who list at $1.45M with the same goal of a $1.4M close are far better positioned to get there quickly and cleanly.

Competition is real. There are currently 1,574 active luxury listings across the three counties, and 749 of them (51%) have already had at least one price reduction. Your home is competing against those repriced listings, many of which now represent genuine value. Condition and presentation matter as much as price in this environment. Buyers have enough options that they will not overlook deferred maintenance or poor staging; they will simply move to the next listing.

If you are in the $1.4M and above tier, plan for a slightly longer process. The 6.9 months of supply in that bracket means your buyer pool is smaller relative to inventory, and you may need to be patient. The encouraging news is that 115 homes sold at $1.4M-plus in July alone, so those buyers are out there, they are just taking their time. Pricing competitively and keeping your home show-ready through the first 60 days is the best strategy for capturing the buyers who are actively deciding now. Visit our Sellers page to learn more about what to expect in today’s market.

The Bottom Line on the July 2026 Austin Luxury Real Estate Market

July 2026 is a month the Austin luxury market can point to as evidence of real recovery. An 18.5% year-over-year increase in sales volume is not a rounding error; it represents 43 additional families who bought or sold a luxury home compared to July 2025. That kind of growth in a $1M-plus market, achieved while prices held within 1.4% of last year’s level, is a signal that the broader market reset of 2023 and 2024 has worked through the system and demand is coming back on solid footing.

The pricing picture is honest and stable. A $1,331,000 July median is not cause for alarm. It is 2.3% above July 2024’s CentralTX-tracked $1,300,000 and in line with the four-year median range of $1,300,000 to $1,425,000 depending on the month. The market is not surging back to 2021 levels, and there is no compelling data suggesting it will in the near term. But it is also not declining. Sellers who bought at 2022 peaks may still be working toward a break-even on appreciation depending on their purchase price, but sellers in the market longer term are in a solid position.

The combination of 31-day median DOM (down 20.5% year over year) and 18.5% volume growth is the most encouraging pairing in July’s data. Faster sales and more of them together indicate genuine demand, not just fewer homes being listed or discounted to move. New listings came in at 375 for the month, down slightly from last year but healthy, and new under contracts at 271 confirm that buyer activity is steady at the contract stage, not just at the closing stage.

Austin’s long-term fundamentals continue to underpin the luxury market here. The region’s population growth, employment base, and in-migration patterns from higher-cost metros have not reversed, and those underlying drivers are what separate Austin from markets that have seen more significant price corrections. July 2026’s data confirms that the luxury market is operating in a healthy middle ground: enough supply to give buyers options and enough demand to give sellers reasonable expectations. That is the kind of market where good decisions get made on both sides of the table.

Thinking About Buying or Selling a Luxury Home in Austin?

If you are thinking about buying a luxury home in Austin, our Buyers page is a good place to start. If you are thinking about selling your Austin luxury home, visit our Sellers page to learn what to expect in today’s market.

Have questions about what the July 2026 Austin Luxury Real Estate Price Report means for your specific situation? 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.

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

Have questions about the July 2026 Austin Luxury Real Estate Price Report or the Austin luxury market in general? We would love to help. Reach out to Rebecca Jacks and the Eleven Oaks Realty team at (512) 827-8323 or info@11OaksRealty.com.

Data sources: Unlock MLS (direct pull), CentralTX aggregated platform. Luxury market defined as homes that sold for $1,000,000 or more in Travis County, Williamson County, and Hays County. 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.