Published: November 13, 2026 · Data through: October 2026 (Unlock MLS Central Texas Housing Report, released November 11, 2026) · Last verified: November 13, 2026
Quick Answer: What Happened in the Austin Housing Market in October 2026?
Unlock MLS reported 2,114 metro sales in October 2026, 11.4% fewer than a year earlier. The metro median fell 6.9% to $404,802, which Unlock MLS attributed to more lower-priced homes selling, while the City of Austin median held flat at $550,000. Inventory rose to 6.2 months, homes closed at about 92.2% of list price, and pending resale contracts were up 6%. Year to date, metro sales are still up 2.5%.
The Verified Numbers: Austin Metro, October 2026
Every figure in this section comes from the Unlock MLS October 2026 Central Texas Housing Report, compared year over year.
- 2,114 — Residential homes sold, 11.4% less than October 2025.
- $404,802 — Median price, 6.9% less than October 2025.
- 3,177 — New listings, 14.3% less than October 2025.
- 13,196 — Active listings, 2.2% less than October 2025.
- 2,279 — Pending sales, 4.0% less than October 2025.
- 6.2 — Months of inventory, 0.4 more than October 2025.
- $1.19 billion — Total dollar volume, 14.5% less than October 2025.
- 92.2% — Average close-to-list price, compared with 91.6% in October 2025.
The Verified Numbers: City of Austin, October 2026
- 704 — Residential homes sold, 14.6% less than October 2025.
- $550,000 — Median price, flat compared with October 2025.
- 1,091 — New listings, 19.4% less than October 2025.
- 4,400 — Active listings, 7.9% less than October 2025.
- 728 — Pending sales, 12.6% less than October 2025.
- 5.7 — Months of inventory, 0.2 less than October 2025.
- $537 million — Total dollar volume, 17.7% less than October 2025.
- 92.0% — Average close-to-list price, compared with 91.7% in October 2025.
Why the Metro Median Dropped 6.9%
A median is the midpoint of the homes that actually closed that month, so it moves with the mix of what sold. Unlock MLS said the October decline came after “months of relatively stable pricing” and can be attributed to lower-priced homes accounting for a greater share of sales, with demand strongest among homes priced $200,000 to $299,000.
That is also why the City of Austin, where the mix is more consistent, looked so different: its median was unchanged at $550,000 year over year. A lower metro median does not mean a specific home lost 6.9% of its value.
September to October: What Moved
Same source, one month apart:
| Measure | September 2026 | October 2026 |
|---|---|---|
| Metro median price | $421,000 | $404,802 |
| City of Austin median price | $570,958 | $550,000 |
| Metro months of inventory | 5.4 | 6.2 |
| City months of inventory | 5.4 | 5.7 |
| Metro active listings | 13,465 | 13,196 |
| Metro average close-to-list | 92.7% | 92.2% |
Source: Unlock MLS September and October 2026 Central Texas Housing Reports. Months of inventory can rise when sales slow even as active listings dip — that is what happened metro-wide in October.
County by County
Year-over-year change in parentheses. From Georgetown down to Buda and Kyle, each county told a slightly different story:
| Area | Homes sold | Median price | Pending sales | Months of inventory |
|---|---|---|---|---|
| Travis County | 958 (−13.2%) | $480,000 (−4.9%) | 1,034 (−4.7%) | 6.2 |
| Williamson County | 720 (−12.8%) | $375,250 (−9.2%) | 756 (−9.1%) | 5.6 |
| Hays County | 296 (−8.1%) | $371,080 (−4.9%) | 354 (+10.6%) | 6.9 |
| Bastrop County | 93 (−15.5%) | $348,500 (+7.5%) | 86 (−21.1%) | 7.8 |
Source: Unlock MLS October 2026 Central Texas Housing Report. Bastrop County had 93 sales, so a handful of closings can move its median noticeably.
Rentals: Steady Rents, Far Fewer Listings
The metro median rent for leases closed through the MLS was $2,100, 1.0% higher than October 2025, and the City of Austin median was $2,195, down 0.2%. Active lease listings fell 29.0% metro-wide and 33.6% in the city, leaving about 2.3 months of rental inventory across the metro.
Rates: Easing After the Early-October High
The Federal Reserve's target range stayed at 3.75%–4.00% through October. Mortgage rates aren't set by the Fed, and after peaking in early October they drifted lower. Freddie Mac's weekly national 30-year fixed average:
| Week of 2026 | 30-year fixed average (Freddie Mac) |
|---|---|
| October 1 | 7.28% |
| October 8 | 7.40% |
| October 15 | 7.40% |
| October 22 | 7.32% |
| October 29 | 7.24% |
| November 5 | 7.18% |
| November 12 | 7.11% |
In everyday terms: principal and interest on a $400,000 30-year fixed loan is about $2,770 a month at 7.40% and about $2,691 at 7.11% — roughly $79 less each month. These are national average quotes used only as an illustration; your rate depends on loan type, down payment, credit profile, and lender.
What Unlock MLS Said
Vaike O'Grady, market research advisor at Unlock MLS, noted that pending resale contracts rose 6% even as overall pending sales fell 4.0%, and said builders' advantage from incentives such as price reductions and rate buydowns “may be narrowing.” John Crowe, 2026 Unlock MLS and ABoR president, said softer prices and slower sales may give buyers more negotiating flexibility, while sellers need to stay competitive on pricing.
My Read on October
The 6.9% headline is going to travel, but I read October as a mix-and-timing month more than a value story. Unlock MLS itself pointed to more lower-priced sales, and inside the city the median didn't move. Many October closings were contracts written in September, right as rates climbed toward 7.40% — so a softer month of closings isn't a surprise.
Last month I said I'd be watching October pending sales. Overall pendings slipped 4.0%, but resale pendings rose 6%. To me that suggests buyers who can make the payment work are still showing up for existing homes, especially at accessible price points. With new listings down 14.3%, sellers who do list face a little less fresh competition — but buyers have 6.2 months of choices and are reading every price.
This is my interpretation, not a forecast. Future prices remain dependent on interest rates, inventory, employment, construction activity, and buyer demand.
What It Means for You
- Buyers: This is a month to negotiate calmly. Ask your lender to compare a price reduction with an eligible seller-paid 2-1 buydown in writing, and make sure the full payment works after any subsidy ends. Start with the Buying Power calculator.
- Sellers: Fewer homes are coming on, but close-to-list averaged about 92 cents on the dollar. Pricing right in the first week and offering help with rate or closing costs usually beats chasing the market down. Start with What's Your Home Worth?
- Investors: Rents were steady and lease listings fell sharply. Underwrite at today's financing costs and realistic rents, and look at counties with more inventory for room to negotiate.
- Relocating for work: More inventory means more time to choose. See my Greater Austin relocation guide for commute zones and school districts.
Frequently Asked Questions: Austin Housing Market, October 2026
What was the median home price in Austin in October 2026?
According to Unlock MLS, the median price for residential homes was $404,802 across the Austin-Round Rock-San Marcos metro in October 2026, 6.9% less than October 2025. Inside Austin city limits the median was $550,000, flat compared with a year earlier.
Are Austin home prices falling?
The metro median fell 6.9% year over year in October 2026, but Unlock MLS attributed the drop to lower-priced homes making up a greater share of sales, with demand strongest between $200,000 and $299,000. A median reflects the mix of homes that sold, so it is not the same as individual homes losing 6.9% of their value. The City of Austin median was unchanged at $550,000.
How many homes sold in the Austin area in October 2026?
Unlock MLS reported 2,114 closed sales across the metro, 11.4% fewer than October 2025, and 704 in the City of Austin, 14.6% fewer. Year to date, metro sales were still up 2.5%. Pending sales fell 4.0%, while pending resale contracts rose 6%.
How much housing inventory does Austin have in October 2026?
The metro had 6.2 months of inventory in October 2026, 0.4 more than a year earlier, with 13,196 active listings, 2.2% fewer. The City of Austin had 5.7 months of inventory and 4,400 active listings, 7.9% fewer than October 2025.
Have mortgage rates come down since October?
Somewhat. Freddie Mac's weekly national 30-year fixed average was 7.40% on October 8 and October 15, 2026, then eased to 7.11% by November 12. As an illustration, principal and interest on a $400,000, 30-year fixed loan is about $2,770 a month at 7.40% and about $2,691 at 7.11%, roughly $79 less. Taxes, insurance, and any HOA or mortgage insurance are extra.
Sources Reviewed
- Unlock MLS: October 2026 Central Texas Housing Report (released November 11, 2026) — all sales, listing, inventory, close-to-list, county, lease, and quoted figures.
- Unlock MLS: September and Q3 2026 Central Texas Housing Report — September figures in the month-over-month table.
- Freddie Mac Primary Mortgage Market Survey via FRED — weekly national 30-year fixed averages.
- Federal Reserve target range (upper limit) via FRED — the federal funds target range through October.
Market figures are reported by Unlock MLS and may be revised. Payment examples are illustrations, not loan quotes. Medians describe the overall market and are not an appraisal of any home. This is general information, not lending, tax, or investment advice.
Keep Reading
- Austin housing market, September & Q3 2026 — the previous month.
- Austin median home price, month by month
- The history of mortgage interest rates
- How a seller-paid 2-1 buydown works
Let's Look at Your Part of Austin
Metro headlines rarely match a single street. If you're weighing a move this winter, let's talk through your neighborhood, your payment, and the terms we can realistically negotiate — no pressure, just the numbers.