Central Texas Housing Market Update: What August’s Numbers Mean This Fall

Published September 28, 2026 | Austin–Round Rock–San Marcos

The Central Texas housing market is giving buyers and sellers a mixed set of signals. August brought fewer closed sales and a lower median price than a year earlier, yet more homes went under contract across the metro. Meanwhile, mortgage rates have risen in recent weeks. The practical takeaway: there is no single strategy that fits every neighborhood or every budget.

Sales and prices eased in August

According to Unlock MLS’s August 2026 Central Texas Housing Report, 2,501 residential homes sold across the Austin–Round Rock–San Marcos metropolitan area, 7.3% fewer than in August 2025. The metro’s $412,000 median sale price was down 6.4% year over year.

Those numbers describe the homes that closed in August. They do not mean every property lost 6.4% of its value. The mix of homes sold can change from month to month, and a buyer considering a specific home should look at recent comparable sales nearby.

Inventory fell, but buyers still had options

The metro had 13,676 active residential listings in August, down 6.5% from a year earlier, and 5.1 months of inventory, 0.4 months less than in August 2025. New listings also declined 7.0% year over year. At the same time, 2,623 sales were pending, up 1.5%. Pending contracts indicate current activity, although they do not guarantee that every sale will close.

For sellers, this is a reason to price for the competition on the market today, rather than rely on a broad metro headline. For buyers, it means there may be room to compare homes and terms, but desirable properties can still attract attention.

The local picture changes by area

In the city of Austin, August’s median sale price was $560,000, down 4.3% year over year, while pending sales fell 9.2%. Williamson County recorded a $399,900 median and a 9.3% increase in pending sales. In Hays County, the median was $355,000, pending sales fell 13.5%, and inventory reached 5.5 months. These are city and county figures, not separate statistics for Round Rock, Georgetown, Buda, or San Marcos.

That contrast is why a home search or listing plan should start with a specific area, property type, and price range. Conditions in one part of Central Texas may differ substantially from those a few miles away.

A fall opportunity meets higher mortgage rates

Realtor.com’s 2026 seasonal analysis identifies September 27–October 3 as a potentially favorable buying week for the Austin–Round Rock–San Marcos metro. Its historical model points to more listings and less buyer attention per listing than at peak times. This is a seasonal forecast, not a guarantee that a particular home will be discounted.

Financing deserves equal attention. Freddie Mac reported a 7.03% national average for a 30-year fixed mortgage as of September 24, up from 6.95% the week before. An individual rate and monthly payment depend on the borrower, loan, lender, and other costs. Before making an offer, buyers should review an up-to-date payment estimate that includes taxes, insurance, and any HOA dues.

What should buyers and sellers do now?

Buyers: Decide on a comfortable monthly payment, compare recently sold and active homes in your target area, and look at the full terms of a potential deal—not just the list price.

Sellers: Review competing listings and recent sales with your agent before setting a price. An accurate starting price and a presentation that shows the home clearly can matter when buyers are watching their total costs.

Central Texas is still moving, but the details are local. Whether you are searching in Austin, Round Rock, Georgetown, Cedar Park, Leander, Buda, or San Marcos, Taylor Realty Group can help you evaluate the current market for the specific home and neighborhood you have in mind. Connect with our team to talk through your next move.

Data note: Unlock MLS figures above cover August 2026 residential sales and compare with August 2025; its report was published September 15, 2026. Freddie Mac’s rate is a national weekly average, not a Texas lender quote.