Austin Haus Index : January 2026
Haus Index : January 2026

Leverage is back.
The market rewards clarity.

What's actually happening in Austin real estate right now : 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.

71% Buyers More inventory. More options.
More room to be selective.
29% Sellers Pricing discipline matters.
Right price still sells clean.

Buyer Advantage Score · Jul – Jan

80 60 40
What this measures : Inventory relative to sales pace, close-to-list ratios, time-on-market, and absorption rate. A score above 50 favors buyers; below 50 favors sellers. January hits 71 : buyers haven't had this much clarity in 18 months.
02 : Market Data

Five numbers that matter

Tap any metric for the story behind it.

$395K-5.8%
Median Sold Price
Down from January peak, cooling after surge.
Down 5.8% YoY and 27% below the 2022 peak. Correction is steady and predictable. Well-positioned homes in strong locations holding value. Overpriced homes still adjusting.
9,240+8.2%
Active Inventory
Up from December. Most inventory since mid-2023.
Up 8.2% from December and continuing to build. Inside Austin city limits inventory is 12.4% higher YoY. Buyers finally have options.
84-4d
Days on Market
Falling. Good homes move faster than ever.
Metro average 84 days. Well-priced homes inside city limits move in 48-58 days. The gap between good pricing and overpricing has never been wider.
95.8%-1.2%
Close-to-List
4.2% gap is real negotiation territory now.
95.8 cents on the dollar means ~$16,800 room on a $400K home. Credits, repairs, rate buydowns, concessions. The spread is widening : your negotiation power is growing by the week.
38.1%+7.3%
Price Reductions
Over one-third of active listings have cut price.
Up from 31% in December. Market is sorting quickly : priced-right homes move, overpriced homes sit. First reduction gets the most attention. Waiting costs days.
03 : What The Numbers Say

Three things worth knowing right now

+8.2%

Inventory is up year-over-year

More homes on the market means more choice. Buyers have time to look at options, compare, negotiate. The best deals go to buyers who are prepared, not panicked.

95.8%

Close-to-list ratio is heading south

Homes are closing at 95.8 cents on the dollar, down from 97% in the fall. That widening gap is real negotiation territory : credits, repairs, rate buydowns, closing cost help.

38%

Active price reductions are climbing

Nearly 38% of listings have had at least one price reduction. If your home isn't priced for January 2026, it's sitting. The best homes priced correctly still move in 45-55 days.

04 : County Deep Dives

How your market is moving

Tap a county to see the full picture.

Travis remains the most active market. Inventory is up, but homes in desirable locations still move faster than average. Pricing discipline is essential.

Median Sold
$525K
Days on Market
84 days
List-to-Sale
95.8%
Months Supply
5.4
City of Austin Listings: 3,240 (up 12.4% YoY)
Months of Inventory: 5.4 (up from 4.8)
Price Reductions: 38% of actives
Haus take: City of Austin is absorbing inventory slower as it builds. Buyers have real choice for the first time in two years.
Selling here? Price right and market aggressively. List early February before supply builds further.
Buying here? You have negotiation room. Good bones under $500K still move fast.

Tightest market in the metro at 4.2 months supply. Builders aggressive on incentives. New construction eating into resale market share.

Median Sold
$415K
Months Supply
4.2
List-to-Sale
96.2%
Leander YoY
+4.2%
Leander: Up 4.2% YoY : still gaining
Cedar Park: Flat YoY : saturation
Round Rock: 4.1 months : balanced
Haus take: Builders are offering 2-3% closing help. Resale sellers need to compete on both price and terms.
Selling here? Know your builder competition. Rate buydown offers matter more than ever.
Buying here? Negotiate hard with builders on closing costs and incentives. Resale has room to move.

Buyer-friendly territory. Longer timelines, more negotiation room. Kyle and Buda moving faster than higher-priced segments.

Median Sold
$378K
Months Supply
6.2
List-to-Sale
95.1%
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 : substantial supply
Haus take: Sub-$400K is moving fastest. $300-375K is one of the most active price bands in the metro.
Selling here? Price under $400K competitively. Higher price points are softening.
Buying here? Negotiating room is maximum. Everything on table : price, repairs, closing help.

Most buyer-friendly county. Longest timelines, biggest negotiation room. Deep inventory building.

Median Sold
$325K
Months Supply
11.2
List-to-Sale
92.3%
Price YoY
+1.8%
Months of Supply: 11.2 : deepest buyer's market
List-to-Sale: 92.3% : homes closing 7.7% below asking
Active Listings: 1,840 (up 14% YoY)
Haus take: Maximum negotiating room. Buyers willing to drive further get the most leverage in Central Texas.
Selling here? Price aggressively. 11.2 months means buyers are waiting, not rushing.
Buying here? Maximum leverage : negotiate price, repairs, concessions, rate help. 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.

71% leverage is your window : and it won't last.

Inventory up 8.2%. Close-to-list down to 95.8%. This is the moment buyers have been waiting for. You have more options, more negotiation room, and less competition.

✓Pre-approval + strategy beats speed every time
✓Price reductions mean seller panic : negotiate on everything
✓City of Austin is tightening faster than suburbs : move faster there
Affordability Check
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Email
Phone
Where are you looking?
Got it. We'll send your affordability breakdown within 24 hours.
Pricing is no longer optional : it's everything.

38% of listings have price cuts. Overpriced homes sit 3x longer than priced-right ones. The market has zero patience for "hopeful" pricing anymore. The window is January through April.

✓List before mid-February : peak buyer activity
✓Price reductions destroy buyer confidence : price right from day one
✓$400K-$550K and under $350K are moving fastest
Free CMA Request
Name
Email
Phone
Property address
Got it. Your CMA will be in your inbox within 24 hours.
The rent-to-own math is clicking for the first time.

Rents are steady. Home prices down 20% from peak. Breakeven on buying vs. renting is now under 3 years in most zip codes.

✓Your rent payment now buys more house than it did 18 months ago
✓Closing costs are negotiable : get them covered
✓First-time buyer programs are offering real down payment help
Pre-Qualification Check
Name
Email
Phone
Current monthly rent
Got it. We'll send your rent-vs-buy breakdown within 24 hours.
Here's the single metric to track : months of inventory.

Right now it's 5.4 months : heavily favoring buyers. Below 4 months, sellers start winning. When it shifts, the leverage flips fast.

✓Watch absorption rate, not headlines : media lags 60 days
✓Price reductions are your leading indicator
✓January-March is the signal period : the numbers tell you Q2
Haus Alert Signup
Name
Email
Phone
Neighborhoods or zips to watch
Got it. You're on the list. We'll ping you when the numbers move.
06 : FAQ

Quick answers to what we're hearing most

Buyer advantage doesn't mean prices collapse. It means you have options, time, and negotiation room. Prices are down 5.8% YoY but stable month-to-month. The win isn't a bargain : it's clarity and control back in your hands.
January-February is peak buyer activity : spring brings more supply. If you're ready and priced right, list now. The first 10 days get the most eyes. Waiting for "peak spring" means more competition from other sellers.
Homes are closing 4.2% below list price on average. That's where negotiation lives : credits, repairs, rate buydowns, closing cost help. If you're buying, there's room. If you're selling, your list price needs to be realistic from day one.
Start looking now. Inventory is rising, prices are stable, and you have negotiation power. Most leases auto-renew at 10-15% higher rent. Even with 3% down and closing costs, buying is the better math in most Austin zip codes.
Tax protest season opens soon (May 15 deadline, often saves $1,200+/year). Monitor months of inventory : below 4 favors sellers, above 6 is a buyer's market. The early warning is in the data you see today.
Last updated January 2026 · Data : Unlock MLS & ABOR · © RealtyHaus 2026
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