Published: October 13, 2026 · Data through: September 2026 and Q3 2026 (Unlock MLS Central Texas Housing Report, released October 13, 2026) · Last verified: November 8, 2026
Quick Answer: What Happened in the Austin Housing Market in September 2026?
Rising mortgage rates slowed closings: Unlock MLS reported 2,223 metro sales in September 2026, 14.8% fewer than a year earlier. Prices held — the metro median rose 1.4% to $421,000 and the City of Austin median rose 4.2% to $570,958. Pending sales dipped only 1.8%, inventory sat at 5.4 months, and homes closed at about 92.7% of original list price. For the full quarter, sales were down just 2.4%.
The Verified Numbers: Austin Metro, September 2026
Every figure in this section comes from the Unlock MLS September and Q3 2026 Central Texas Housing Report, compared year over year.
- 2,223 — Residential homes sold, 14.8% less than September 2025.
- $421,000 — Median price, 1.4% more than September 2025.
- 3,546 — New listings, 2.8% more than September 2025.
- 13,465 — Active listings, 3.4% less than September 2025.
- 2,313 — Pending sales, 1.8% less than September 2025.
- 5.4 — Months of inventory, 0.1 less than September 2025.
- $1.27 billion — Total dollar volume, 10.4% less than September 2025.
- 92.7% — Average close-to-original-list price, compared with 91.4% in September 2025.
The Verified Numbers: City of Austin, September 2026
- 777 — Residential homes sold, 12.7% less than September 2025.
- $570,958 — Median price, 4.2% more than September 2025.
- 1,295 — New listings, 1.1% less than September 2025.
- 4,502 — Active listings, 10.3% less than September 2025.
- 743 — Pending sales, 8.6% less than September 2025.
- 5.4 — Months of inventory, 0.3 less than September 2025.
- $605 million — Total dollar volume, 5.2% less than September 2025.
- 92.5% — Average close-to-list price, compared with 90.8% in September 2025.
The Third Quarter: A Wider Lens
One month can be noisy. The full July–September quarter gives a steadier picture of the metro:
- 7,748 — Residential homes sold, 2.4% less than Q3 2025.
- $420,000 — Median price, 2.3% less than Q3 2025.
- 11,604 — New listings, 0.8% less than Q3 2025.
- 7,532 — Pending sales, 1.7% less than Q3 2025.
- 93.2% — Average close-to-list price, compared with 92.2% in Q3 2025.
County by County
Year-over-year change in parentheses. From Georgetown down to Buda and Kyle, each county moved a little differently:
| Area | Homes sold | Median price | Pending sales | Months of inventory |
|---|---|---|---|---|
| Travis County | 1,031 (−9.6%) | $497,400 (+2.6%) | 1,043 (−3.1%) | 5.8 |
| Williamson County | 765 (−12.1%) | $395,000 (−2.5%) | 784 (−3.4%) | 5.0 |
| Hays County | 294 (−30.5%) | $399,900 (+10.8%) | 323 (−1.8%) | 4.8 |
| Bastrop County | 105 (−21.1%) | $340,000 (−1.2%) | 116 (+3.6%) | 7.6 |
Source: Unlock MLS September 2026 Central Texas Housing Report. Hays County had 294 sales, so a few higher-priced closings can move its median noticeably.
Rentals: Prices Softer, Fewer Listings
The metro median rent for leases closed through the MLS was $2,100, 2.3% lower than September 2025, and the City of Austin median was $2,195, down 4.4%. Active lease listings fell 27.6% metro-wide and 31.7% in the city, with about 1.8 months of rental inventory across the metro.
What Changed: Rates Rose Quickly
The Federal Reserve raised its benchmark rate a quarter point on September 16, 2026, to a 3.75%–4.00% range. Mortgage rates are not set by the Fed, but they rose through the month. Freddie Mac's weekly national 30-year fixed average:
| Week of 2026 | 30-year fixed average (Freddie Mac) |
|---|---|
| September 10 | 6.76% |
| September 17 | 6.95% |
| September 24 | 7.03% |
| October 1 | 7.28% |
| October 8 | 7.40% |
To put that in everyday terms: principal and interest on a $400,000 30-year fixed loan is about $2,597 a month at 6.76% and about $2,770 at 7.40% — roughly $173 more each month. These are national average quotes, used here only as an illustration; your rate depends on loan type, down payment, credit profile, and lender.
Compared with August, the City of Austin median moved from $560,000 to $570,958 and city months of inventory from 4.6 to 5.4. Months of inventory can rise when sales slow, even with fewer listings on the market — that is what happened here, as city active listings actually dipped from 4,554 to 4,502.
My Read on September
The headline is fewer closings, and it's real. But I don't read September as a price story. Medians rose in the metro and the city, pending sales barely moved, and the full quarter was down only 2.4%. To me that looks like buyers pausing to recalculate their payment — not walking away from Austin.
Closings lag contracts by several weeks, so many September closings were written before rates jumped. That's why I'll be watching October's pending sales closely. The close-to-list gap — about 7 to 8 cents on the dollar — is still where most of the negotiating happens.
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: The payment matters more than the price tag right now. 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. The Buying Power calculator is a good first step.
- Sellers: Prices held, but buyers are more payment-sensitive. Offering help with rate or closing costs can widen your pool of buyers; compare your net proceeds for each option. Start with What's Your Home Worth?
- Investors: Rents softened slightly while lease listings fell sharply. Underwrite at today's financing costs and realistic rents, not last year's.
- Relocating for work: Renting first can make sense while you learn commute zones; see my Greater Austin relocation guide.
Frequently Asked Questions: Austin Housing Market, September 2026
What was the median home price in Austin in September 2026?
According to Unlock MLS, the median price for residential homes was $421,000 across the Austin-Round Rock-San Marcos metro in September 2026, 1.4% more than September 2025. Inside Austin city limits the median was $570,958, 4.2% more than a year earlier.
Why did Austin home sales drop in September 2026?
Metro closed sales fell 14.8% year over year to 2,223. Unlock MLS attributed the slowdown to rising mortgage rates and higher monthly payments. Freddie Mac's weekly 30-year fixed average rose from 6.76% on September 10 to 7.40% on October 8. Pending sales fell only 1.8%, to 2,313.
How did the Austin housing market do in Q3 2026?
For July through September 2026, Unlock MLS reported 7,748 metro sales, 2.4% fewer than Q3 2025, a $420,000 median price, down 2.3%, and an average close-to-list price of 93.2%, compared with 92.2% a year earlier.
How much inventory does Austin have in September 2026?
Both the metro and the City of Austin had 5.4 months of inventory in September 2026. Active listings were 13,465 metro-wide, 3.4% fewer than a year earlier, and 4,502 in the City of Austin, 10.3% fewer.
How much does a higher mortgage rate change a monthly payment?
As an illustration, principal and interest on a $400,000, 30-year fixed loan is about $2,597 a month at 6.76% and about $2,770 at 7.40%, a difference of roughly $173. Taxes, insurance, and any HOA or mortgage insurance are extra, and your actual quote depends on your loan and lender.
Sources Reviewed
- Unlock MLS: September and Q3 2026 Central Texas Housing Report (released October 13, 2026) — all sales, listing, inventory, close-to-list, quarterly, county, and lease figures.
- Freddie Mac Primary Mortgage Market Survey via FRED — weekly national 30-year fixed averages.
- Federal Reserve: FOMC meeting calendar and statements — the September 16, 2026 rate decision.
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, October 2026 — the next month's report.
- Austin housing market, August 2026 — the previous month.
- The Fed raised rates — what it means for Austin
- The history of mortgage interest rates
- Austin median home price, month by month
Let's Run the Numbers Together
Rates moved fast this fall. If you're wondering what that means for a move in your part of Greater Austin, let's talk it through calmly — your timeline, your payment, and the terms we can realistically negotiate.