09/29/2026
BIG NEWS
#1 Supply is LEVEL
#2 Demand is UP + 8 % IN 2026.
Pending sales are Up in 2026.
+ 15 % in March
+ 15.4 % in April
+ 14.3 % in May
+ 13.2 % in June
+ 4.2 % in July
+ 1.5 % in Aug
However, pending sales are slowing down.
#1. Supply is LEVEL.
The highest inventory was in June 2010, at 12,676.
The inventory began climbing in 2008 and peaked in 2010.
If you remember, 2008 was the "Great Depression" of our lifetime.
Since June 2010, inventory steadily went down until January 2022, when it hit a low of 1,301 total units.
Yes, you read that right.
Only 1,301 total inventory in the 5-county Austin Area in January 2022.
That, with @3%, 30-year fixed-rate loans made buying homes a feeding frenzy.
That drove the prices up to a median price of $550,000 in April and May 2022.
Then interest rates went up.
Sales went down.
Prices went down.
Inventory went up.
However, inventory showed a slight downward movement in May and June 2026.
#2. Demand is Up
Demand was down -10% in 2023.
Demand was level in 2024 and 2025.
Demand is up + 8% YTD, comparing 2025 and 2026.
Days on the market in August 2025 were 77; now, they are 66 days in 2026.
#3. Price DOWN.
The median price in the Austin Area was $550,000 in April and May 2022.
Now in August 2026, the median price is $411,000.
DOWN - 26% from the 2022 high.
Price is down - 6 % from August 2025.
Pricing the seller's homes has never been more critical than it is now.
Sellers and Landlords need to hear this loud and clear.
You cannot underprice a home in this market, but you can overprice a home.
If it is underpriced, it will get bid up.
A lower median price makes Austin more attractive for companies moving from more expensive areas.
The lower price is a great investment opportunity.
Many builders are now selling to investors.
The median prices in August 2026 in these areas.
Austin- Round Rock = $412,000 DOM = 66
Williamson County = $399,900 DOM = 65
Bastrop = $342,495 DOM = 95
Caldwell County = $270,000 DOM = 65
Hays County = $355,000 DOM = 75
What to expect.
Prices will remain LOW.
Good News for Sellers:
People are still buying homes.
But they need to be priced right.
Good News for Buyers:
For buyers who have had trouble finding homes, the inventory is increasing, and the price is down.
If you have frustrated buyers who lost bids, they need to return to the market NOW.
When interest rates go down, the price will go up.
Now is the time to buy when prices are low.
Then refinance later when the rates are lower.
Buyers should also consider looking at New Homes.
New Home inventory is UP.
With the toll roads, many new homes are just 20 minutes away from town.
Many employers like Apple, Samsung, Applied Materials, Amazon, Dell, and Tesla are on the outskirts of town already.
The driving time for many employees would be less than 20 minutes from several new home subdivisions.
Builders are offering incentives to buyers and agents.
Some builders have brought down the interest rate for their buyers.
Call me for Free consultation
Leo Mendoza
(512) 748-0052
