Austin Housing Inventory at 15,688 Active Listings

Supply Trends April 2026

Inventory is rising, prices are still correcting, and the data says the Austin housing market has not yet found its floor, but it may be getting closer.

The Austin real estate market began the week of April 13, 2026 with 15,688 active residential listings, a number that tells an important story when you look at where it came from. Just nine months ago, active inventory peaked at 18,146 on June 30, 2025. The current count is nearly 2,500 listings below that high point, which means sellers who were waiting on the sidelines have started pulling back, and the flood of new supply that defined mid-2025 has begun to ease. That is not a small development. For anyone watching austin housing trends closely, the pullback from peak inventory is one of the more significant signals in today's data.

Scroll down to view the full Austin Daily Real Estate Briefing PDF for April 13, 2026.

Still, inventory remains elevated compared to a year ago. The 2.9% year-over-year increase in active listings means buyers continue to have more choices than they did in 2024 or early 2025. Of those 15,688 active homes, 11,963 are resale properties and 3,725 are new construction. The new construction segment is particularly active in terms of demand, with a 32.58% Activity Index compared to just 20.46% for resale homes. That gap matters. It tells you that builders are moving inventory more efficiently than individual sellers, partly because they can offer rate buydowns and incentives that most private sellers cannot match.

One of the more notable figures in today's austin market update is the price drop data. Exactly 46% of all active listings have experienced at least one price reduction. That is not a fringe number. Nearly half of every home currently on the market has already been repriced downward. In some cities, the rate is even higher: Kyle sits at 55.4%, Hutto at 54.7%, Liberty Hill at 54.6%, and Bastrop at 54.2%. These are communities where sellers listed with optimistic pricing and the market pushed back. For buyers, this environment creates real negotiating leverage, particularly in those suburban corridors where supply has grown most aggressively over the past two years.

Pending sales paint a slightly more encouraging picture. There are currently 4,878 homes under contract, a 3.9% improvement over the 4,697 pending at this time last year. That year-over-year gain in pending activity is a meaningful demand signal and one worth watching carefully. However, the cumulative pending count for the year, sitting at 12,836 from January through April, is 15.9% below last year's pace and 7% below the long-term historical average. This means the same-day snapshot comparison looks encouraging, but the broader volume trend still reflects a market where buyer activity has not fully recovered. Those two data points can coexist, and understanding both is essential for an accurate austin housing forecast.

The Activity Index, which measures the percentage of active listings that go under contract in a given period, came in at 23.7% for 2026 versus 23.6% a year ago. That is essentially flat, a difference of less than one-tenth of a percent. For the resale market specifically, 20.46% places the overall market squarely in the Softening phase, which is defined as an Activity Index between 20% and 25%. This phase is characterized by slower sales and rising inventory relative to historical norms. A handful of cities are performing better: Buda sits at 32.08%, Cedar Park at 31.83%, and Round Rock at 30.71%, all of which technically qualify as Expansion territory. But those bright spots are surrounded by communities still working through excess supply.

Months of Inventory for April 2026 is 5.53, just slightly above the 5.41 recorded a year ago, a 2.1% increase. That reading places the overall market in the Neutral Zone for resale supply, which spans 150 to 207 days, or roughly 5.0 to 6.9 months. Cities like Cedar Park at 2.90 months and Pflugerville at 3.86 months are running tight, with conditions more favorable to sellers. On the other end of the spectrum, Dale sits at 35.25 months, Spicewood at 18.64, and Smithville at 15.55. These outlier communities have inventory levels that would take well over a year to absorb at current sales rates, reflecting the uneven nature of recovery across the metro.

On the price side, April's median sold price landed at $455,000, a gain of $9,500 or 2.1% compared to April 2025's $445,500. That year-over-year improvement is a welcome sign after many consecutive months of price softness. However, context matters: the median is still 17.27% below the May 2022 peak of $550,000. Recovering that lost ground at the market's 25-year compound appreciation rate of 4.829% annually would take approximately 50 months, putting a return to peak value around May 2030. The average sold price for April came in at $600,583, up 3.1% from a year ago. Homes are also closing closer to list price, with the sold-to-list ratio at 97.43%, the strongest reading since April 2025.

The Absorption Rate, which measures how many active listings sold during the period, sits at 21.08% against a historical average of 31.45%. This gap is one of the clearest illustrations of how far the market is from what analysts would call a balanced or healthy level of activity. Roughly one in five homes on the market sold this month. In a typical market cycle, closer to one in three would sell. The Market Flow Score, a composite efficiency metric, came in at 4.80 out of 10, below the historical average of 6.56 but trending modestly higher since January's 3.23. Three consecutive months of improvement in the MFS is worth noting. It is not yet a confirmed recovery signal, but it is directional progress in a market that has been searching for a bottom.

The austin real estate forecast for the coming months will hinge on whether pending activity continues to outpace the prior year's same-day comparisons, whether new listings keep declining from last summer's peak, and whether price reductions become less common as sellers recalibrate expectations. The early signs point toward gradual stabilization rather than a sharp rebound, which aligns with historical post-correction patterns in the Austin metro.

For buyers, this is a market where patience and preparation pay off. Negotiating room exists, price reductions are widespread, and inventory is ample in most price segments. For sellers, realistic pricing from day one remains the most important strategy, particularly in the suburbs where nearly half the competition has already cut asking prices. The austin housing market in April 2026 is not broken. It is adjusting, and the data suggests it is doing so at a measured pace.

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FAQ

Is now a good time to buy a home in Austin?

For buyers who are financially prepared, April 2026 presents one of the better entry environments Austin has offered in several years. There are currently 15,688 active residential listings on the market, giving buyers a broad range of choices that simply did not exist during the 2021 and 2022 frenzy. Nearly 46% of those active listings have already had at least one price reduction, which signals that sellers are motivated and that negotiating room exists across much of the market. The median sold price of $455,000 is 17.27% below the May 2022 peak, meaning buyers today are purchasing at a meaningful discount compared to the market's high point. Timing a market perfectly is nearly impossible, but current conditions favor buyers in a way that has not been true for most of the past five years.

Are home prices dropping in Austin Texas?

Prices in Austin have been declining from their 2022 peak on a broad scale, though the pace of decline has slowed considerably. The median sold price for April 2026 is $455,000, which is 17.27% below the May 2022 peak of $550,000, representing a loss of approximately $95,000 in median value. However, April's median actually showed a year-over-year gain of 2.1% compared to April 2025's $445,500, suggesting the decline may be leveling off. At the city level, 23 out of 30 tracked cities are still down year over year, which tells you that most local markets have not yet bottomed out even if the metro-wide median is showing slight improvement. The bottom 25th percentile of homes saw prices fall 2.37% year over year and price per square foot drop 6.78%, meaning the most affordable segment of the market is still softening faster than the upper tier.

What is the Austin housing market forecast for 2026?

The data available through April 2026 points toward gradual stabilization rather than a sharp recovery. The Activity Index of 23.7% places Austin in the Softening phase of the market cycle, where sales are slower than historical norms and inventory remains elevated relative to absorption capacity. The Market Flow Score of 4.80 out of 10 is below the historical average of 6.56 but has been improving month over month since January's reading of 3.23. Pending sales are 3.9% above where they were at this time last year, which is an encouraging demand signal, though cumulative year-to-date pending volume remains 7% below the long-term historical average. If mortgage rates stabilize and new listing volumes continue declining from last summer's peak, the second half of 2026 could see modest price stabilization, but a return to peak values is projected to take until approximately May 2030 based on the market's 25-year appreciation rate.

How does Austin inventory compare to historical levels?

With 15,688 active listings and a Months of Inventory reading of 5.53, Austin sits in what analysts classify as a Neutral Zone for supply, which covers the range from roughly 5.0 to 6.9 months. That sounds balanced, but historical context matters: the market is absorbing homes at only 21.08% of active inventory per month, compared to a long-run average Absorption Rate of 31.45%. The year-to-date New Listing to Pending Ratio of 0.72 is also below the 25-year average of 0.82, meaning more new listings are entering the market relative to the number of homes going under contract than has historically been the case. The current active listing count is still 2,458 below last June's peak of 18,146, but it remains 2.9% above the same time in 2025. For buyers, this means more options; for sellers, it means more competition.

Which Austin cities have the most price drops right now?

Several Austin-area cities stand out for having particularly high concentrations of price-reduced listings. Kyle leads with 55.4% of active listings showing at least one price reduction, followed closely by Hutto at 54.7%, Liberty Hill at 54.6%, and Bastrop at 54.2%. Lockhart sits at 57.3%, the highest rate across tracked markets. Jarrell and San Marcos also show elevated price drop rates above 50%. These are communities that saw significant new construction and resale inventory growth over the past two years, and where demand has not kept pace with the influx of listings. Buyers targeting these markets have real negotiating leverage right now, particularly on homes that have already been reduced once and are still sitting without contracts. The data on Months of Inventory supports this: Kyle is at 5.87 months, Jarrell at 10.82, and Bastrop at 12.35, all well above the Neutral Zone threshold.

Have a Question or Want to Dive Deeper?

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