Eleven Oaks Realty is proud to present their September 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 single-family home that sold for $1,000,000 or more.
September brought a mixed but encouraging picture for Austin luxury real estate. Luxury home sales climbed 10% compared to September 2025, the median sold price rose 1.3% year over year to $1,376,600, and the median time to sell dropped from 59 days to 45 days. Compared to August, though, sales slowed by 14.3% and homes took two weeks longer to sell, a typical seasonal cooling as the market moves into fall. Below you will find the key numbers, 26 charts, county and zip code comparisons, and practical tips for luxury buyers and sellers.
September 2026 Austin Luxury Real Estate Market Highlights
- The median sold price for a luxury home was $1,376,600, up 1.3% from September 2025 and down 0.4% from August 2026.
- 209 luxury homes sold, up 10% from 190 sales in September 2025 and down 14.3% from 244 sales in August 2026.
- The median time to sell was 45 days, 14 days faster than September 2025 (down 23.7%) but 14 days slower than August 2026 (up 45.2%).
- Sellers received an average of 96.61% of their final list price and 92.19% of their original list price.
- As of October 7, 2026, there are 1,413 luxury homes for sale across the three counties, roughly 6.8 months of supply at September's sales pace.
September 2026 Austin Luxury Real Estate Market Overview
Looking at September 2026 against September 2025, the Austin luxury market is in better shape on every one of the three headline metrics. More homes sold, prices edged higher, and homes went under contract faster. That combination points to steadier buyer demand than this time last year, when the luxury market was working through a slower late summer.
Month over month, the story is softer. Sales fell from 244 in August to 209 in September, and the median time to sell stretched from 31 days to 45 days. Prices barely moved, slipping just 0.4%. Fall usually brings fewer closings and longer marketing times in the luxury segment, and the September numbers fit that seasonal pattern rather than signaling a turn in the market.
Inventory remains the factor to watch. With 1,413 luxury homes for sale in early October and 209 sales in September, buyers have plenty of choices, and that keeps negotiating power on their side of the table in most price ranges.
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 209 sales from the direct MLS pull; chart images may reflect 202 sales from the aggregated platform. Both sources confirm the same overall market direction.
September 2026 Austin Luxury Real Estate Price and Negotiation Trends
The median list price for luxury homes that sold in September was $1,450,000, while the median sold price was $1,376,600. On average, buyers paid 96.61% of the final list price, which means a typical discount of roughly 3.4% off the last asking price. Measured against the original list price, the average was 92.19%, so the full gap between where sellers started and where they finished was close to 8%.
That 4.4 point spread between list-to-close and original-list-to-close tells you that many sellers had to adjust their price before finding a buyer. CentralTX data shows that 99 of the 202 luxury homes that closed in September had at least one price reduction, and the average reduction was 9%.
Even so, negotiation room has narrowed compared to last year. Luxury homes closed an average of 4.27% under asking in September 2026, compared to roughly 5.5% under asking in September 2025. Sellers who price correctly from the start are closing closer to their number, while overpriced listings are still being corrected by the market.
Median Sold Price Up 1.3% Year Over Year
The median sold price for an Austin luxury home in September 2026 was $1,376,600, down 0.4% from $1,382,500 in August 2026 and up 1.3% from $1,359,558 in September 2025.
Luxury prices in the Austin area have stayed in a fairly tight band for the last three years. The CentralTX chart above shows monthly medians ranging between about $1.3 million and $1.42 million since January 2024, and September 2026 landed near the upper middle of that range.
For buyers, stable prices mean there is less risk of overpaying at a market peak. For sellers, a modest year-over-year gain is a sign that luxury values are holding firm, even with higher inventory than in past years. Watch the October and November numbers to see whether September's year-over-year gain holds as the market moves deeper into fall.
Number of Luxury Home Sales Up 10% Year Over Year
Austin area luxury home sales totaled 209 in September 2026, down 14.3% from 244 sales in August 2026 and up 10% from 190 sales in September 2025.
A 10% year-over-year increase is a meaningful improvement in luxury buyer activity. Through the first nine months of 2026, the CentralTX platform shows 2,133 luxury sales, and the busiest months of the year, May and June, each topped 300 closings.
The drop from August is in line with the normal seasonal pattern. Luxury closings usually peak in late spring and early summer, then ease through fall and winter. If you are a seller hoping to close before year end, the next 60 days are typically your last strong window before the holiday slowdown.
Median Time to Sell Down 23.7% Year Over Year
The median time to sell an Austin luxury home in September 2026 was 45 days, up 45.2% from 31 days in August 2026 and down 23.7% from 59 days in September 2025.
Homes are selling two weeks faster than they were a year ago, which lines up with the increase in sales. Buyers who find the right home are making decisions sooner than they did in 2025.
The jump from August is the bigger short-term story. Median days on market have climbed steadily from a low of 19 days in April 2026, and September's figure is the highest since February. Sellers listing this fall should plan on a marketing period of six weeks or more, and longer if the home is priced above its competition.
Austin Luxury Sales, Pricing, and Buyer Demand Trends
Nearly Half of September Luxury Sales Were Priced at $1.4 Million or More
Of the 202 luxury sales captured by the CentralTX platform, 97 (48%) were in the $1.4 million and up range, 61 (30%) were between $1 million and $1.19 million, 38 (19%) were between $1.2 million and $1.39 million, and 6 homes listed under $1 million but sold for $1 million or more.
Total sales volume reached $350.2 million, up 8.6% from last September. The average sale price was $1,733,512, up 7.0%, and the average price per square foot was $470, up 3.2%. The top tier of the market continues to drive dollar volume, while the $1 million to $1.19 million range remains the busiest single price band below it.
Luxury Sales Volume Over the Last 11 Months
Monthly luxury volume peaked in June 2026 at $573.6 million on 331 sales and has eased each month since, reaching $350.2 million in September. Median prices over the past 11 months have stayed between $1.3 million and $1.42 million, and the average price per square foot has held between $451 and $495.
This table makes the seasonal rhythm easy to see. Sales and volume rise from January through June, then taper into fall, while pricing stays comparatively flat throughout the year.
Average Luxury Sale Price Up 7% Year Over Year
The average luxury sale price in September 2026 was $1,733,512, up from $1,674,650 in August and up 7.0% from $1,620,159 in September 2025. It is also higher than September 2024's average of $1,708,221.
Because the average is pulled up by the highest-priced sales, a 7% gain in the average alongside a 1.3% gain in the median suggests that more homes at the top end of the market closed this September than last. The highest sale of the month closed at $12,122,000.
Median Sale Price Moving Back Toward Its Historically Higher Range
This chart compares the median sale price and price per square foot against their three-year ranges. After dipping into the historically lower range in July 2026, the median sale price climbed in both August and September and now sits just below the historically higher band of about $1.38 million to $1.42 million.
Price per square foot has followed a similar path, rising from the mid $450s in summer to $470 in September. Neither measure suggests prices are falling; instead, the luxury market appears to be cycling within a stable range.
Five-Bedroom Luxury Homes Carry a $1.43 Million Median in 2026
Year to date, the median luxury sale price in 2026 is $1.35 million with an average of $1,708,916, both slightly higher than 2025's $1.34 million median and $1,655,262 average. Prices remain below the 2021 high, when the median reached $1.49 million.
By bedroom count, five-bedroom luxury homes have a 2026 median of $1.43 million, four-bedroom homes $1.32 million, and three-bedroom homes $1.24 million. Four- and three-bedroom medians have edged up from 2025, while five-bedroom homes have dipped from $1.5 million.
Luxury Days on Market Rising Into Fall
The CentralTX platform shows a median of 43 days on market and an average of 60 days for September 2026, compared to 58 and 71 days in September 2025. Both measures have risen since spring, following the same seasonal curve seen in 2024 and 2025.
In both prior years, days on market kept climbing through the winter months before falling sharply in the spring. If that pattern repeats, sellers should expect longer marketing times through early 2027.
September Buyer Demand Snapshot
Luxury homes closed an average of 4.27% under asking in September, a 1.3 point improvement for sellers compared to last year. Sellers received 91.68% of their original list price on this platform, up 2.14 points year over year.
Median days on market fell by 15 days from last September, while average days on market fell by 3 days to 68. The wider gap between median and average shows that while most homes are selling faster, a group of longer-sitting listings continues to pull the average up.
Luxury Homes Selling Closer to Asking Than Last Year
This three-year view shows how far under asking luxury homes have been closing each month. In September 2025, the typical luxury sale closed about 5.5% under asking. In September 2026, that gap narrowed to 4.27%.
The list-to-close ratio peaked near 94% in April 2026 and has slipped since, which is normal for the second half of the year. Even after that slide, September's ratio is well above where it was in the fall of 2024 and 2025.
Buyer Demand by Price Range
Homes priced between $1.2 million and $1.39 million were the fastest movers in September, with a median of 34 days on market (19 days faster than last year) and an average close 3.83% under asking. The $1.4 million and up range followed at 46 days, down 20 days, with a 9% increase in sales.
The $1 million to $1.19 million range took the longest to sell at a median of 59 days, 12 days slower than last year, with an average close 4.72% under asking. This is the most competitive price band for sellers because it has the most listings competing for each buyer.
Luxury Market Temperature Cooling From Its Spring Peak
The market temperature chart tracks median days on market against the share over or under asking. In April 2026, the luxury market hit the hotter zone with a median of about 19 days. Since then, days on market have risen to the mid 40s, putting September in the middle of the three-year range.
The luxury market is not cold, but it has clearly shifted from the fast pace of spring. Buyers have more time to make decisions, and sellers should expect more questions and negotiation before reaching a contract.
New Luxury Listings Down 4.4% Year Over Year
Sellers brought 348 new luxury listings to market in September 2026, up from 319 in August but down 4.4% from 364 in September 2025. New listings peaked at 636 in April before tapering through the summer.
Fewer new listings than last year helps keep inventory in check. Past years show new listings dropping sharply in November and December, so the next two months are likely to bring the last meaningful wave of new supply in 2026.
New Luxury Contracts Down 11.7% Year Over Year
Buyers put 196 luxury homes under contract in September 2026, down from 219 in August and down 11.7% from 222 in September 2025. Contracts peaked at 353 in April 2026, the highest monthly figure in the past three years.
New contracts are a leading indicator for future closings. The year-over-year dip in September contracts suggests October and November closings may run slightly below last year's levels, even though September closings were up.
Austin Luxury Inventory, Price Drops, and Local Market Comparisons
6.45 Months of Luxury Inventory
As of October 7, the CentralTX platform shows 1,302 active luxury listings with an average list price of $2,084,898, which works out to 6.45 months of supply. Another 39 homes are active under contract and 15 are pending. Generally, about six months of supply is considered a balanced market, so the luxury segment sits just on the buyer-favorable side of balance.
About 61% of active luxury inventory is priced at $1.4 million or more, 22% is between $1 million and $1.19 million, and 18% is between $1.2 million and $1.39 million.
Inventory and Asking Prices by Price Range
Supply varies by price range. The $1.2 million to $1.39 million range is the tightest at 5.3 months of supply (228 active listings, 43 sales last month), followed by the $1 million to $1.19 million range at 5.8 months. The $1.4 million and up range has 7.3 months of supply, with 762 active listings and 105 sales.
On the asking price side, the median asking price for active luxury listings has risen to around $1.55 million and asking price per square foot has climbed back toward $555. Asking prices running well ahead of the $470 sold price per square foot is one reason so many listings end up taking a price cut.
51% of Active Luxury Listings Have Reduced Their Price
Of the 1,302 active luxury listings on October 7, 666 (51%) have had at least one price reduction. The median listing waits 21 days before its first price drop.
Among September's closed luxury sales, 99 of 202 had a price drop before selling, with an average reduction of 9%. For sellers, that is a clear signal that the first three weeks on the market matter most.
Price Drops by Price Range
Price reductions are most common in the $1 million to $1.19 million range, where 58% of active listings (182 of 312) have cut their price. In the $1.2 million to $1.39 million range, 50% have reduced, and in the $1.4 million and up range, 48% have reduced, with a typical cut of about 9% in both of those upper ranges.
The entry level of the luxury market faces the most direct competition, since buyers in that range can often choose between a luxury home and a well-finished home just under $1 million.
Average Price Drop Holding Near 8.5%
The average luxury price drop in the third quarter of 2026 was 8.46%, nearly unchanged from 8.4% in the second quarter and lower than 9.31% in the third quarter of 2025. The number of price drops, however, climbed to about 900 in Q3 2026, one of the highest quarterly counts in the past three years.
More sellers are cutting their prices, but the cuts are smaller than they used to be. That suggests many sellers are making earlier, more measured adjustments rather than waiting and making one large reduction later.
Price-Reduced Listings Went Under Contract in a Median of 32 Days
Luxury listings that reduced their price in September went under contract a median of 32 days after the reduction, slightly faster than 34 days in August and 36 days in September 2025. About 200 new contracts in September involved a home that had a price drop.
A well-placed price reduction still works. For most luxury sellers, a correction brings a buyer within about a month.
Travis County Led Luxury Sales in September
Travis County accounted for 156 of the 202 luxury sales on the CentralTX platform, followed by Hays County with 25 and Williamson County with 21. Travis County luxury sales rose 10.6% from last September, with a median price of $1,450,000 and a median of 46 days on market.
Hays County posted the biggest price gain, with the median rising 22.2% to $1,345,000. Williamson County's median was $1,118,818, down 3.5%, but homes there sold 43 days faster than a year ago at a median of 41 days.
Median Luxury Price by County, 2016 to 2026
Year to date in 2026, the median luxury sale price is $1,425,000 in Travis County, $1,275,000 in Hays County, and $1,162,818 in Williamson County. Travis County is flat with 2025, while Hays and Williamson Counties are both up from last year.
Over the past decade, Travis County has consistently carried the highest luxury median, and the gap between the three counties has held steady since prices peaked in 2021.
Luxury Price Per Square Foot by County, 2016 to 2026
Luxury buyers in Travis County are paying $506 per square foot in 2026, compared to $403 in Hays County and $318 in Williamson County. Hays County has seen the biggest increase this year, up from $382 in 2025.
Price per square foot in Travis County remains below its 2022 peak of $555, while Williamson County has held near $310 to $320 for three years. If you want more space for your luxury budget, Williamson County continues to offer the most square footage per dollar.
Median Days on Market by County
All three counties have seen luxury homes sell faster in 2026 than in 2025. Year to date, the median time on market is 31 days in Travis County, 32 days in Williamson County, and 31 days in Hays County, down from 42, 47, and 54 days in 2025.
Hays County has seen the largest improvement, cutting its median nearly in half over the past year.
Buyer Demand by County, July Through September
Over the third quarter, Williamson County luxury homes sold the fastest at a median of 30 days, followed by Hays County at 34 days and Travis County at 36 days. All three counties closed an average of between 4.2% and 4.5% under asking, with Hays County closing closest to list price.
All three counties land in the "favors buyers" corner of this chart, which matches the overall picture of a luxury market where buyers have time and leverage.
Luxury Sales and Median Price by Zip Code
These heat maps show zip codes with at least five luxury sales in September. The busiest zip codes were 78738 (Lakeway and Bee Cave area) with 21 sales, 78704 with 20, 78746 with 19, 78731 with 13, and 78703 with 10.
Median sale prices ranged from $1,034,000 in 78628 to $2,325,000 in 78746, where the median rose 40.2% from last September. Central and west Austin zip codes continue to hold the highest luxury prices in the region.
Days on Market and Sale-to-Asking by Zip Code
Median days on market by zip code ranged from 1 day to 145 days in September. The Spicewood area had the longest marketing times, while several zip codes around Austin and Leander saw homes go under contract quickly.
Sale-to-asking results ranged from 1.6% under asking to 8.4% under asking. In 78703, homes closed an average of 8.4% under asking, showing that even in the most expensive neighborhoods, pricing discipline matters.
Austin Luxury Home Sales in September 2026
Here is a breakdown of luxury home sales in September 2026:
- 1 luxury home that sold in September 2026 was a foreclosure
- 8 were waterfront homes
- 78 were in the Austin Independent School District
- 16 were in the Dripping Springs Independent School District
- 27 were in the Eanes Independent School District
- 8 were in the Georgetown Independent School District
- 0 were in the Hays Consolidated Independent School District
- 31 were in the Lake Travis Independent School District
- 25 were in the Leander Independent School District
- 7 were in the Round Rock Independent School District
- 2 were in the San Marcos Consolidated Independent School District
- 5 were in the Wimberley Independent School District
- 30 were in gated communities
- 113 had a homeowners association
- 101 had a pool
- 64 had a septic system
- 160 were in Travis County
- 23 were in Williamson County
- 26 were in Hays County
Where Did Luxury Homes Sell in September 2026?
The map above shows where the 209 luxury homes that sold in September 2026 were located across Travis, Williamson, and Hays Counties. The heaviest concentration of sales was in central and west Austin, stretching from downtown through Westlake, Rollingwood, and Barton Creek out to Lakeway, Bee Cave, and Steiner Ranch.
Outside of Travis County, luxury sales clustered around Dripping Springs, Bear Creek, and Wimberley in Hays County, and around Georgetown, Leander, and Liberty Hill in Williamson County. Travis County accounted for 160 of the 209 sales, or about 77% of all luxury closings.
September 2026 Austin Luxury Real Estate Strictly by the Numbers
The table below is pulled directly from the Unlock MLS statistics for September 2026 and covers the 209 luxury home sales (single-family homes that sold for $1,000,000 or more) in Travis, Williamson, and Hays Counties.
| Min | Max | Avg | Median | |
|---|---|---|---|---|
| Beds | 2 | 8 | 4 | 4 |
| Baths | 1 | 11 | 4 | 4 |
| Sq Ft | 1,578 | 10,912 | 3,814 | 3,663 |
| Lot Sq Ft | -- | 1,720,184 | 57,847 | 15,507 |
| List Price | $950,000 | $15,900,000 | $1,820,814 | $1,450,000 |
| LP/Sq Ft | $195.77 | $1,540.24 | $486.80 | $436.28 |
| Acres | 0.059 | 39.490 | 1.328 | 0.356 |
| Close Price | $1,000,000 | $12,122,000 | $1,737,864 | $1,376,600 |
| CP/Sq Ft | $177.64 | $1,367.56 | $466.33 | $416.96 |
| CP/LP% | 76.00% | 151.00% | 96.61% | 97.00% |
| CP/OLP% | 61.00% | 126.00% | 92.19% | 93.00% |
| ADOM | 0 | 497 | 68 | 45 |
The most expensive luxury home that sold in September 2026 sold for $12,122,000 and the least expensive sold for $1,000,000. Homes ranged in size from 1,578 to 10,912 square feet with an average size of 3,814 square feet. The average price per square foot for a luxury home that sold in September 2026 was $466.33 with the lowest being $177.64 per square foot and the highest being $1,367.56 per square foot. It took, on average, 68 days to sell a luxury home and sellers received, on average, 92.19% of their original list prices.
The 4.4 point gap between the average CP/LP% (96.61%) and the average CP/OLP% (92.19%) shows how much price adjustment happened before homes sold. Most of the discount from original asking price came from reductions made while the home was on the market, not from negotiation at the contract stage.
Days on market also show a wide spread. The median home sold in 45 days, but the average was 68 days and the slowest sale took 497 days. A small number of long-listed homes pull the average up, so the median is the better guide to what a typical seller can expect.
Austin Luxury Real Estate Search Criteria
The data in this report covers single-family homes that sold for $1,000,000 or more in Travis County, Williamson County, and Hays County during September 2026. Condominiums are not included.
Luxury Homes for Sale Around Austin
As of October 7, 2026, there are 1,413 luxury homes (priced at $1,000,000 or more) for sale in the Austin area: 987 in Travis County, 213 in Williamson County, and 213 in Hays County.
At September's pace of 209 sales, that is roughly 6.8 months of supply, just on the buyer-favorable side of a balanced market. Williamson and Hays Counties each have more than eight months of supply based on their September sales, while Travis County sits closer to six months.
Tips for Luxury Home Buyers
Use price history to your advantage. With 51% of active luxury listings already showing at least one price reduction, and the median listing reducing its price after just 21 days, you can often tell which sellers are motivated. Ask your agent to pull the full price history on any home you are considering before you write an offer.
Base your offer on what homes are actually selling for, not what they are listed for. Luxury homes sold at 96.61% of their final list price on average in September, and active listings are asking around $555 per square foot while recent sales closed at $470. Comparable closed sales should drive your number.
Take your time, but be ready to move on the right home. The median luxury home sold in 45 days in September, so you have more breathing room than in the spring. Homes priced between $1.2 million and $1.39 million are still going under contract in a median of 34 days, though, so well-priced homes in that range will not wait long.
Consider the full Austin area. Price per square foot ranges from $318 in Williamson County to $506 in Travis County, and Williamson and Hays Counties have more inventory relative to sales. If your priority is space or acreage, expanding your search beyond Travis County can stretch your budget considerably.
Tips for Luxury Home Sellers
Price it right from day one. Sellers received 96.61% of their final list price but only 92.19% of their original list price, which means overpricing cost the typical seller an extra 4 to 5 points. On a $1.5 million home, that is more than $60,000.
Plan for a realistic timeline. The median luxury home took 45 days to sell in September, up from 31 days in August, and past years show days on market rising through winter. If you need to close by a certain date, build in at least two months from listing to closing.
Watch the first three weeks closely. The median listing that reduces its price does so after 21 days, and price-reduced homes went under contract a median of 32 days after the reduction. If showings and feedback are light in the first few weeks, an early, measured adjustment usually works better than a large cut later.
Know your competition. There are 1,413 luxury homes for sale across the three counties, and 61% of active inventory is priced at $1.4 million or more. Presentation, condition, and pricing relative to nearby active listings will determine whether buyers choose your home or the one down the street.
The Bottom Line on the September 2026 Austin Luxury Real Estate Market
September 2026 showed an Austin luxury market that is healthier than it was a year ago. Sales were up 10%, the median price rose 1.3%, the average price rose 7%, and homes sold two weeks faster than in September 2025.
At the same time, the market is cooling seasonally. Sales fell from August, days on market rose to 45, and new contracts dipped below last year's level. With about 6.5 to 6.8 months of supply and more than half of active listings carrying a price reduction, buyers continue to hold a modest advantage.
For buyers, this fall offers selection and room to negotiate without the pressure of spring. For sellers, success depends on pricing close to recent comparable sales from the start and being prepared for a longer timeline.
Over the long term, luxury prices in the Austin area have remained steady for several years, supported by continued population and job growth across Central Texas. The September numbers reflect a stable luxury market moving through its normal seasonal cycle.
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 September 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 September 2026 Austin Luxury Real Estate Price Report?
Have questions about the September 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 single-family homes that sold for $1,000,000 or more in Travis County, Williamson County, and Hays County. Reported figures reflect September 1, 2026 through September 30, 2026. Some variation between data sources may exist due to differing methodology and timing of data pulls.
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