Austin Haus Index : March 2026

Haus Index : March 2026

Buyers got louder.
Sellers got quieter.

What's actually happening 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.

62% Buyers Homes closing at 97% of list.
That 3% = your negotiation room.

38% Sellers Pending up 6.9% YoY.
Buyers are coming — but carefully.

Buyer Score · 7-Month Trend

Pending sales are up 6.9% YoY : buyers are moving. But they're negotiating hard on the way in. Median sold price is $412K, down 3.6% from last year and 25% below the 2022 peak. The person with better information wins right now — on both sides of the table.

02 : Key Metrics

Five numbers that matter

Tap any metric for the story behind it.

$412K-3.6%

Median Sold Price

Down YoY, but up $15K from February. Correction is decelerating.

Down 3.6% YoY and 25% below the 2022 peak. But month-over-month prices ticked up $15K from February. Well-positioned homes in strong locations are holding value.

4,474+6.9%

Pending Sales

Biggest March since 2022 — buyers are back, but careful.

Biggest March since 2022. The absorption rate crossed 2 months for the first time since summer. Inventory is being consumed faster than it's being listed.

91+14d

Days on Market

Metro average. Well-priced homes move in 45-60 days.

91 is the metro number dragged up by overpriced listings sitting. Well-priced homes inside Austin city limits move in 45-60 days. The gap between good pricing and bad pricing has never been wider.

97.0%+0.1%

Close-to-List

97 cents on the dollar — that 3% gap is your negotiation room.

97 cents on the dollar means ~$12,400 room on a $412K home. Credits, repairs, rate buydowns. The spread is tighter than 2025 — your window to negotiate is narrowing.

8,400-4.2%

Active Inventory

Tightening fast — inside city limits down 10.9% YoY.

Inventory is tightening — down 4.2% from peak. Inside city limits the drop is 10.9% YoY. The supply crunch is real but localized to the most desirable areas.

03 : What The Numbers Say

Three things worth knowing right now

+6.9%

Buyers are getting off the sidelines

Pending contracts hit 4,474 in March — the biggest spring surge since 2022. Buyers who spent 2025 watching are starting to move. At the same time, 47.5% of active listings have had at least one price reduction — sellers are meeting the market. Both sides are finally moving in the same direction.

97¢

The close-to-list ratio is where the real story lives

Homes are closing at about 97 cents on the dollar. That 3% spread is real negotiation territory : credits, repairs, rate buydowns, closing cost help. It's tighter than it was in 2025. The person who knows their comps wins.

-7%

The rental market flipped — and most people missed it

Austin's median rent dropped to $1,357 — down 7% year-over-year and now below the national average for the first time. That's 120,000 units added since 2015 finally hitting the market all at once. If your lease is coming up, don't auto-renew without a conversation first.

04 : County Data

County-by-county breakdown

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

Travis is active but patient. Buyers are selective — the gap between sitting and sold comes down to prep and pricing. Inside city limits absorbing faster than the broader metro.

Median Sold

$540K

Days on Market

91 days

List-to-Sale

96.8%

Months Supply

5.33

Active Listings (City of Austin): 3,766
Months of Inventory: 5.33 (down from 5.98 — tightening)
Price Reductions: 47.5% of active listings
Pending YoY: +6.9%
Haus take: City of Austin MOI fell 10.9% YoY while surrounding metro rose — demand inside the city is absorbing supply faster.

Selling here? Prep, price, and market like a pro. Nearly half of all listings have had to cut price — don't be that listing.

Buying here? You have time to be selective, but the best listings still move faster than average. Know your comps before you offer.

Tightest market in the metro at 4.4 months of supply — balanced territory leaning slightly toward sellers. New construction competing hard with resale.

Median Sold

$410K

Months Supply

4.4

List-to-Sale

97.2%

Leander YoY

+6.9%

Leander: Up 6.9% YoY — one of only 3 cities showing gains
Cedar Park: Up 2.1% YoY
Hutto: 4.7 months — balanced
Haus take: Round Rock and Cedar Park are the most liquid sub-markets. Builders are offering aggressive incentives — resale sellers need to compete on terms.

Selling here? Know your comp set. New builds with buyer incentives are your real competition.

Buying here? Negotiate on closing costs and rate buydowns. Builders and resale sellers are both competing for you.

Buyer-friendly territory. Longer timelines and more negotiation room. Kyle, Buda, and San Marcos moving faster than Dripping Springs — affordability is driving velocity.

Median Sold

$385K

Months Supply

5.9

List-to-Sale

97.1%

San Marcos MOI

7.6

Kyle: 5.8 months : balanced
Buda: 5.9 months : balanced
San Marcos: 7.6 : buyer's market
Dripping Springs: 7.9 : buyer's market
Haus take: Sub-markets below $400K are moving fastest. The $300-375K range is one of the most active price bands in the metro.

Selling here? Pricing discipline is everything. Dripping Springs and San Marcos have the most oversupply.

Buying here? Negotiate on everything in the upper ranges. Kyle and Buda under $400K move faster — be ready.

Most buyer-friendly county in the metro — longest timelines, biggest negotiation room, most flexibility on terms.

Median Sold

$340K

Months Supply

10.9

List-to-Sale

91.2%

Price YoY

+2.6%

Months of Supply: 10.9 : deepest buyer's market in the metro
List-to-Sale: 91.2% : homes closing nearly 9% below list
Haus take: The 91.2% close-to-list is the biggest discount in the metro. Buyers willing to drive further get the most negotiating room in Central Texas.

Selling here? Price aggressively from day one. 10.9 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.

The leverage gap is narrowing — and that's your window.

Pending sales up 6.9%, inventory tightening inside city limits. The 97% close-to-list still gives you negotiation room but that spread shrank from 5% to 3% in two months. Buyers who move now with pre-approval and a clear strategy are getting the best deals.

✓Credits, repairs, and rate buydowns are still on the table

✓Best listings still move faster than the average — be ready

✓Inside city limits is tightening 3x faster than suburbs

Affordability Check

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Demand is back — but it's choosy.

Nearly half of all active listings have had to cut their price. The homes that sell aren't the ones that wait. They're prepped, priced, and marketed to today's buyer. Overpriced listings are sitting 3x longer than correctly priced ones.

✓List before May 15 — spring buyers are shopping now

✓Price at 97% of your dream number — that's where the market closes

✓$400K-$550K is moving 40% faster than everything else

Free CMA Request

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Property address

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The rent-vs-buy math just shifted.

Austin rents are down 7% YoY. Meanwhile, the 3% negotiation spread on home prices means you could buy at a discount that covers your first year of appreciation. Breakeven on buying vs. renting is now under 3 years in most zip codes.

✓Breakeven: 2.7 years average across Austin metro

✓$1,800/mo rent = $340K mortgage at current rates

✓First-time buyer programs adding $15K in down payment help

Rent vs Buy Analysis

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Current monthly rent

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Here's what to track — and when to move.

The single most important number to watch is months of inventory. It's at 5.33 months and tightening. Below 4, sellers gain leverage fast. Above 6, buyers control. We'll tell you when it crosses either line.

✓Set a Haus Alert for your target neighborhoods

✓Watch the absorption rate, not headlines — media lags 60 days

✓Q2 is historically when the biggest pricing signals emerge

Haus Alert Signup

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Neighborhoods or zips to watch

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06 : FAQ

Quick answers to what we're hearing most

Buyers are moving again — 4,474 homes went under contract. But "heating up" oversells it. More people are making offers, but they're negotiating hard on the way in. It's momentum with discipline — not a frenzy.

The average home closes about 3% below list. That's where negotiation lives — credits, repairs, rate buydowns. If you're buying, there's room. If you're selling, your list price needs to be realistic from day one.

Spring brings more buyers — and more competition from other sellers. The question isn't "when is the market better" — it's "when are you most prepared?" List before May 15 if you want peak buyer attention.

Don't auto-renew. Austin rent dropped 7% YoY to $1,357. Your landlord has more competition than in years. Prices are down 25% from peak and buyers are getting concessions that weren't available a year ago.

Yes. Tax protest season is open (May 15 deadline, 87% success rate). And the new $140K homestead exemption deadline is April 30. Could save you $1,200+/year.