Austin Haus Index : February 2026

Haus Index : February 2026

Rate fears pulled demand back.
Sellers got their moment.

What actually happened in Austin real estate this month : and what it means if you're buying, selling, or just keeping score.

01 : Market Pulse

Who has leverage right now

A single read on power dynamics across the Austin metro.

59% Buyers Homes closing at 91% of list.
That 9% = your negotiation room.

41% Sellers Pending up 10% YoY.
Momentum shifted in February.

Buyer Score · 6-Month Trend

Pending sales are up 10% YoY : buyers are still moving. But rate uncertainty pulled momentum back in late February. Median sold price is $397K, down 5.2% from January. Anyone with a clear strategy has leverage right now.

02 : Key Metrics

Five numbers that matter

Tap any metric for the story behind it.

$397K-5.2%

Median Sold Price

Down from January peak, as rate fears pulled demand.

Down 5.2% from January as buyers paused. Well-positioned homes in strong locations are still moving — just with negotiation room.

4,121+10%

Pending Sales

Up 10% YoY — buyers moved, then paused mid-month.

Up 10% YoY through mid-February, then pulled back. Still up for the month, but momentum flattened in the final week.

87+8d

Days on Market

Inventory accumulating. Well-priced homes still move fast.

87 is the metro average as inventory piles up. Well-priced homes inside Austin city limits still move in 45-60 days. Overpriced listings are sitting 3x longer.

91.0%-6.0%

Close-to-List

9% gap is real negotiation room — credits, repairs, rate buydowns.

91% close-to-list means real room on a $397K home. Credits, repairs, rate buydowns. The spread widened because demand paused. Your negotiation window is open.

8,900+5.9%

Active Inventory

Inventory up 5.9%. February always brings listings out.

Inventory up 5.9% from late January as spring brings new listings. Supply is no longer the constraint — it's demand. That shifts leverage back to thoughtful buyers.

03 : What The Numbers Say

Three things worth knowing right now

+10%

Buyers are still moving : but carefully

Pending contracts jumped 10% YoY in February : but the end-of-month pullback shows rate fears are real. The buyers moving now are strategic, not emotional. They're getting better deals because they're not competing in a feeding frenzy.

91¢

The close-to-list ratio is shifting : and that's the story

Homes are closing at about 91 cents on the dollar. That 9% spread is real negotiation territory : credits, repairs, rate buydowns, closing cost help. The person who knows their comps wins.

-7%

Austin's rental market hit a new reality : under national average

Austin's median rent dropped to $1,357 — down 7% year-over-year and now below the national average. Landlords are competing for tenants for the first time in years. The rent-vs-buy math just swung in your favor.

04 : County Data

County-by-county breakdown

What's happening in your area. Tap a county.

February brought a pause. Inventory is up but buyer momentum stalled mid-month on rate fears. Prices pulled back. Strategic buyers have leverage again.

Median Sold

$527K

Days on Market

87 days

List-to-Sale

91.2%

Months Supply

5.1

Active Listings (City of Austin): 3,840
Months of Inventory: 5.1
Price Reductions: 42% of active listings
Pending YoY: +10%
Haus take: City inventory is up but not overwhelmed. Rate uncertainty is the real story. Buyers willing to move now get the best deals.

Selling here? Price accurately and move fast. February momentum pause won't last — get ahead of the March rush.

Buying here? Rate uncertainty means less competition. Pre-approval is your advantage. Move now.

Leander and Cedar Park still showing gains, but January surge cooled. New construction competing hard. The tightness from Q1 is easing.

Median Sold

$408K

Months Supply

4.8

List-to-Sale

91.8%

Leander YoY

+8%

Leander: Up 8% YoY : still outperforming
Cedar Park: Up 3.2% YoY
Round Rock: 4.6 months : tightening
Haus take: New construction is aggressive. Resale sellers need to compete on terms and price. Buyers have room to negotiate builder incentives.

Selling here? Builders are your real competition. Price to sell, not to hope.

Buying here? Negotiate builder incentives hard. Rate buydowns and closing costs are on the table.

Buyer-friendly territory getting more buyer-friendly. Kyle and Buda are balanced. San Marcos and Dripping Springs are decisively buyer markets.

Median Sold

$382K

Months Supply

6.2

List-to-Sale

90.8%

San Marcos MOI

8.1

Kyle: 5.9 months : balanced
Buda: 6.1 months : balanced
San Marcos: 8.1 : buyer's market
Dripping Springs: 8.4 : buyer's market
Haus take: Under $400K homes are moving fastest. San Marcos has the most negotiation room in the metro.

Selling here? Pricing discipline is critical. Don't hold out for peak : price to move.

Buying here? San Marcos and Dripping Springs have maximum leverage. Negotiate on everything.

Most buyer-friendly county in the metro. February added inventory. Negotiation room is maximum. Prices are soft but stable.

Median Sold

$338K

Months Supply

11.2

List-to-Sale

89.8%

Price YoY

+1.8%

Months of Supply: 11.2 : deepest buyer's market in the metro
List-to-Sale: 89.8% : homes closing nearly 10% below list
Haus take: Buyers willing to drive 45 minutes get maximum negotiating room in Central Texas.

Selling here? Price aggressively from day one. 11.2 months of supply means buyers have every reason to wait.

Buying here? Maximum leverage : price, repairs, concessions, rate buydowns. Ask for everything.

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05 : What Brings You Here

Pick your situation

Everything below is the same data : but this changes how we frame it.

Rate uncertainty is actually your advantage : if you act now.

Pending sales still up 10% YoY, but the momentum pause means inventory is stacking up. The 91% close-to-list is real room to negotiate : credits, repairs, rate buydowns are all on the table.

✓Move while inventory is high and competition is paused

✓Rate buydowns are becoming negotiable again

✓Overpriced listings are starting to sit : good comp research wins

Affordability Check

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Your window just opened : and it closes fast.

February brought inventory surge but buyer demand paused. That gives you a small window to list before March gets crowded again. Homes priced right move in 45-60 days. Overpriced homes are sitting 3x longer.

✓Price early, price accurately, get pre-inspected

✓Market aggressively in early March before the rush

✓Sellers waiting for spring are going to regret it

Free CMA Request

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The rent-vs-buy math got even better for you.

Austin rents are down 7% YoY and now below national average. Meanwhile, the 9% negotiation spread on home prices means real room to buy at a discount. Breakeven on buying vs. renting is now under 3 years in most zip codes.

✓Breakeven: 2.5 years average across Austin metro

✓$1,357/mo median rent = $340K mortgage at current rates

✓Don't auto-renew your lease without checking buy prices

Rent vs Buy Analysis

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Current monthly rent

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Here's the inflection point : pay attention to March.

February is historically when markets reset after winter. Buyer momentum paused. Inventory piled up. The next 4 weeks will tell you everything about spring. If buyers come back in March with rate confidence, it's a seller's spring.

✓Watch pending sales. If they jump in March, buyers are back

✓Days on market is the real signal : better than headlines

✓Set a Haus Alert for your target neighborhoods now

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06 : FAQ

Quick answers to what we're hearing most

No. Rate uncertainty pulled buyers to the sidelines for 2-3 weeks. But pending sales are still up 10% YoY. The buyers moving now are strategic, not emotional. That's actually healthier than a panic-driven frenzy.

The average home closes about 9% below list. That's negotiation room — credits, repairs, rate buydowns. If you're buying, there's significant room. If you're selling, your list price needs to be realistic from day one.

If you're ready — sell now. Late February inventory is high and competition is paused. That won't last. March always brings new listings and returned buyers. If you wait, you're competing in a crowd.

Don't auto-renew. Austin rent dropped 7% YoY to $1,357. Your landlord has more competition than in years. Prices are down from peak and negotiation room is wider than it's been since 2023.

Volatility cuts both ways. If rates drop, prices might soften more. If rates stabilize, inventory won't be this abundant for long. Rate buydowns and concessions are on the table right now — that won't last past March.

Who has leverage right now

Five numbers that matter

Three things worth knowing right now

Buyers are still moving : but carefully

The close-to-list ratio is shifting : and that's the story

Austin's rental market hit a new reality : under national average

County-by-county breakdown

Pick your situation

Want to know what is happening in your area?

Quick answers to what we're hearing most

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