Austin Haus Index
What's actually happening in the Austin market right now and what it means if you're buying, selling, or just keeping an eye on things.
January 2026 Market Pulse
A quick read on who has leverage right now across the Austin area.
Buyer Advantage
71%
More inventory, more negotiation room, less frenzy.
Seller Advantage
29%
Pricing + prep matter more than ever.
Market Balance
58%
Healthy enough to think clearly and plan.
The bottom line
The market's balanced enough to think clearly. You're not running blind anymore — you can run the numbers, talk through options, and make decisions that actually make sense for you.
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No fluff. Just the numbers + what they mean.
What this month's numbers are telling us
Three things worth knowing right now.
Negotiation is normal again
The days of "take it or leave it" offers are mostly over. Buyers can ask for repairs, credits, and better terms — and often get them. This is what a healthy market looks like.
Strategy matters more than luck
In 2021, almost anything sold fast. Now? Pricing, prep, and positioning separate the homes that move from the ones that sit. Sellers who treat this casually get punished.
Strong homes still sell — often quickly
The market isn't dead. Well-priced, well-presented homes in desirable areas still attract multiple offers. The difference is that average homes don't get the same treatment anymore.
County-by-county breakdown
What's happening in your area right now.
Travis County
Travis is still active — but buyers are taking their time. The best homes move fast once they commit.
Days to Contract
75
Sold DOM
23
List-to-Sale
97.3%
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Want to know what this means for your street? We'll pull recent activity.
Williamson County
Williamson is holding steady. Demand is healthy and pricing power is still strong in the best pockets.
Days to Contract
84
Sold DOM
32
List-to-Sale
97.7%
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Want to know what this means for your street? We'll pull recent activity.
Hays County
Hays is where average listings sit — and well-marketed homes win. Buyers are not rushing.
Days to Contract
57
Sold DOM
94
List-to-Sale
97.8%
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Want to know what this means for your street? We'll pull recent activity.
Bastrop County
Bastrop is the most buyer-friendly county here — longer timelines and bigger negotiation room.
Days to Contract
91
Sold DOM
138
List-to-Sale
91.8%
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Want to know what this means for your street? We'll pull recent activity.
What this means for you
Different situations call for different moves. Here's our read.
Selling in 2026
This isn't the market for "let's try high."
Pricing matters more than ever. Homes priced right still sell clean. Homes priced high sit. That's it.
Just watching
Smart move. Keep your ear to the ground.
Whether you're renting, holding, or just not ready — staying informed puts you ahead when the timing is right.
Renting and thinking about buying?
You're not late — you're early. The biggest advantage you have right now is time to plan and move when the right opportunity shows up.
Know your real payment range
Not what a lender says — what actually feels comfortable month to month.
Decide: buy now vs. wait
Sometimes waiting is smart. Sometimes it costs more. We'll help you see it clearly.
Find neighborhoods that fit
Commute, vibe, schools, future resale — we can narrow it down fast.
Make a plan if you're not ready yet
Credit or savings holding you back? Small moves can change your timeline faster than you think.
See what you could actually afford
We'll show you real numbers — not just what looks good on a calculator.
Or just text us a neighborhood and we'll tell you what people are paying right now.
Want to know what's happening in your area?
Tell us your neighborhood or address and we'll send you a quick snapshot of what's actually selling, how long it's taking, and what it means for you.
Prefer to talk? (512) 888-9284
📌 Your Haus Reminders
A few things worth checking off the list.
Opens soon
Property Tax Protest
Deadline is May 15. If your appraised value looks high, you can challenge it. Here's how.
Read the guide →Check this
Homestead Exemption
If you haven't filed, it could lower your tax bill. Takes 10 minutes. We can check if you're covered.
Learn more →Haus member perk
Homeowner Clarity Kit
A 2-minute guide to decide whether this is a "make a move" year or a "get organized" year.
View your kit →Frequently Asked Questions
Quick answers to what we're hearing most.
"Cooling" isn't the best word — it's more accurate to say the market is calmer. Buyers have more choice, negotiation is normal again, and homes are taking longer in many areas.
The best homes still move quickly. The average ones don't get rewarded unless they're priced and presented correctly.
It depends on location, price point, and strategy. In Travis County, well-positioned homes tend to move faster. In Bastrop and parts of Hays, timelines are longer.
The bigger takeaway: pricing and presentation matter more than ever. Homes that hit the market "average" sit.
Based on longer days on market and lower list-to-sale price ratios, Bastrop currently shows the most buyer leverage.
That usually translates to more room on price, repairs, credits, and terms — especially if you're patient.
Not across the board. What's happening is a "sorting" market: the best homes hold value, and overpriced homes get corrected.
That's why you'll see some listings sit and reduce, while others sell quickly close to list.
For many buyers, this is the healthiest environment we've seen in years: more options, less chaos, and more negotiation power.
It doesn't mean everything is a deal — it means buyers can finally buy intelligently again.
It depends on your situation. The key is this: the market rewards sellers who price and prep well. Waiting only helps if it improves your strategy (or your timeline) — not if you're just hoping for a different market.
If you're unsure, we can look at your neighborhood numbers and give you a realistic "move now vs. wait" read.
Online estimates are a starting point, but they miss what matters most: condition, upgrades, street-by-street differences, and buyer behavior.
If you text us your address or neighborhood, we'll send back a quick snapshot of what similar homes are actually selling for right now.
Last updated: January 2026
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