Austin-Round Rock-San Marcos

February 2026 Central Texas Housing Report

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John Crowe, 2026 Unlock MLS and ABoR president, said the latest market data is giving buyers and sellers a clearer picture of where conditions are heading.

"A lot of buyers have spent the past year watching and waiting, wondering if prices would keep falling or if they should hold out longer. What we're seeing now is that market conditions are increasingly favorable for more buyers to act. That's where the Multiple Listing Service and working with a professional agent need to go hand in hand. Unlock MLS gives agents the most current and comprehensive view of the market, so clients aren't making decisions based on headlines but on real data and professional market expertise."

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My February client saved just under $5,000 in reduced listing fees. She was ready for a fresh start, and I'm glad we were able to get her home sold while still helping her save money in the process.

I also currently have a new build under contract for another client. One question I hear often is whether a realtor is really needed when buying new construction.

If you walk into a new build without a realtor, the salesperson there works for the builder, not for you. Their job is to protect the builder's interests. Wouldn't you want someone on your side to help make sure everything is being done correctly? The best part is that the builder typically pays the buyer's agent commission, so it doesn't cost the buyer anything extra. It's really a win-win.


Here's a quick look at the latest trends in the Austin-area housing market (February 2026):

• Median Sales Price: $412,000, down 3.6% year-over-year
• Closed Sales: 1,887, down 3.6% from last year
• Sales Dollar Volume: $1.02 billion, down 7.1%
• Months of Inventory: 6.5 months, up 1.1 months year-over-year
• New Listings: 3,861, down less than 1%
• Active Listings: 10,000, down 4.8%
• Pending Sales: 2,690, up 13.9%
• Average Days on Market: 91 days, up 8 days
• Average Close-to-List Price: 91.9%, compared to 93.2% last February

Buyer Takeaways

• More negotiating power. With 6.5 months of inventory and homes closing at about 92% of list price, buyers have more leverage than in recent years.
• Prices have softened slightly. The median price is down 3.6% year-over-year, creating opportunities for buyers who were priced out previously.
• More time to make decisions. Homes are averaging about 91 days on market, giving buyers more breathing room compared to the fast-paced market of the past few years.
• Serious buyers are active. Pending sales are up nearly 14%, showing that motivated buyers are still entering the market.

Seller Takeaways

• Inventory is rising. With 6.5 months of inventory, the market is moving toward a more balanced environment.
• Pricing strategy matters more than ever. Homes are selling at about 91.9% of list price, meaning overpricing can result in larger price reductions later.
• Preparation and presentation matter. Buyers now have more options, so well-maintained and properly marketed homes stand out.
• The right strategy still produces results. Sellers who price realistically and market strategically are still finding qualified buyers.

Austin-Round Rock-San Marcos


Bastrop County


Caldwell County


City of Austin


Hays County


Travis County


Williamson County


Austin-Round Rock-San Marcos LEASES

Is it a sign of the times that these posts are getting less interest?

HOUSTON

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The Houston housing market is gaining momentum as we approach the spring homebuying season. In February, there was a slight dip in home sales while inventory and buyer activity increased in the region.

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THE FACTS

• Total property sales are down 3.3% but pending sales are up 13%.
• Average prices are up 2% but median prices are down 0.9%.
• Inventory is up to 4.8 months from 4.3 months a year ago and 4.7 months in January.
• Sales volume shifted from the $250k to $500k segment to the $1M and up segment.
• The Fed held its target rate at its most recent meeting, and the market is not betting on another rate cut for the foreseeable future. At all. The market is actually betting on about an 8-10% probability of a rate INCREASE at the next two Fed meetings.
• The Iran war has pushed the 10 year treasury up to 4.336% as of this moment and mortgage rates up to the mid 6% range.
• Rents for single family homes are statistically flat (down 0.6%) and townhome rents are down 3.6%.

MY TAKE

• No closed transactions in February.
• This was a weird January/February time frame. Usually I will get folks calling in those months who want to buy or sell in the Spring. This year, for the most part, that didn't really happen. But what did happen, is during the last 2-3 weeks or so, all the people who normally call during the winter, called in mid-March. Take that how you will.
• This last week has been busy. Very busy.
• Thomas is likely going to do more deals in the next 30 to 60 days in Bryan-College Station market than most agents do in a full year. If you are looking to buy, sell, or rent in BCS, give Thomas a call. Gig 'em.

LINKS

• https://www.har.com/content/department/newsroom?pid=2222
• https://www.har.com/content/department/newsroom?pid=2223
• https://www.cnbc.com/quotes/US10Y
• https://www.cmegroup.com/markets/interest-rates/cme-fedwatch-tool.html?redirect=/trading/interest-rates/countdown-to-fomc.html

Appreciate it guys. Always a must read.

I always appreciate it too.