Austin Housing Market Report February 2026

Staying informed about the Austin housing market is crucial, whether you're looking to buy or sell.  See what’s happening in the Austin housing market and how broader economic trends and local activity are creating a more balanced and confident real estate environment.

The Austin housing market showed signs of increased activity in February as more buyers began stepping back into the market ahead of the spring season. Activity increased across several areas of the market, signaling that many buyers are moving forward with their plans as conditions become clearer. While economic headlines continue to focus on inflation, mortgage rates, and global uncertainty, local housing activity suggests that buyers and sellers are still finding opportunities and moving ahead with their real estate goals.

Let's look at February’s numbers:

• Active Listings — February ended with 10,000 active listings, marking a 4% decrease from last year and less than a 1% decrease from January.
• Home Prices — The median home price reached $412K, declining 3.6% year-over-year and increasing 2.8% month-over-month.
• Days on Market — Homes spent an average of 91 days on market, up 8 days compared to last year and up 2 days from January.
• Pending Sales— Pending sales totaled 2,690, up 13.9% from last year and up 14.5% from last month.
• Closed Sales — February saw 1,887 closed sales, a 3% decrease from last year and a 20% increase from January.
• Housing Inventory — Housing supply stood at 6.5 months, 1.1 months higher than a year ago and 2.5 months higher than last month.
• Market Snapshot — Over 10,000 homes are on the market, selling for an average of 91% of the original list price; Realty Austin Compass listings achieved an average of 97.7% of their original list price and sold 29 days faster than the MLS average.

Early Spring Activity Builds

Buyer activity picked up in February, offering an early signal that the spring housing season may be gaining traction. Pending sales rose 13.9% compared to last year and jumped 14.5% from January, while closed sales increased 20% month-over-month. Industry reporting reflects similar expectations nationwide. Real estate professionals across the country are anticipating stronger spring sales activity as buyers return to the market and adjust to current mortgage rate levels. In Austin, the increase in pending contracts suggests that many households are beginning their home search earlier this year as conditions become more predictable.

Price Shifts Continue to Shape Affordability

Austin home prices showed a modest increase in February, with the median price rising to $412K. While the figure remains about 3.6% lower than this time last year, the 2.8% month-over-month increase signals possible stabilization after the adjustments the market experienced throughout the past year. Moderate price movement can create opportunities for both buyers and sellers. Buyers may find more negotiating room compared to the rapid price growth seen in earlier years, while sellers benefit from continued demand and improving seasonal activity. As spring approaches, pricing trends will likely continue to reflect the balance between growing buyer interest and the inventory available across the region.

Federal Housing Bill Aims to Expand Supply

Housing policy has also been making headlines at the national level. The U.S. Senate recently passed the bipartisan 21st Century ROAD to Housing Act, a legislative package designed to address housing supply and affordability challenges across the country. The bill received strong bipartisan support and now moves to the House for further consideration.  The legislation includes proposals aimed at increasing housing availability, such as reducing regulatory barriers that can slow development and expanding financing options for housing construction. Some provisions also focus on limiting large institutional investors from purchasing additional single-family homes. 

While the bill still faces additional steps before becoming law, housing industry groups say policies that expand supply and support homeownership could help address long-term housing challenges nationwide. For markets like Austin, where population growth and housing demand remain strong, efforts to expand housing supply will likely remain a central focus in the broader housing conversation. 

Housing Activity Persists Despite Economic Headlines

Recent economic news has focused heavily on inflation data, global events, and how financial markets may influence mortgage rates. These factors can create short-term volatility in borrowing costs, but housing activity has continued moving forward.

Mortgage pricing has remained relatively steady overall, with some analysts noting that bond yields have recently eased slightly after brief increases. According to HousingWire analyst Logan Mohtashami, mortgage pricing recently saw a small reprieve as the 10-year Treasury yield moved lower after reaching 4.285. As of March 13, the average 30-year fixed mortgage rate sits around 6.41%, according to Mortgage News Daily, a level that remains relatively stable compared to the volatility seen in recent years. For many buyers and sellers, this type of rate environment provides enough stability to continue making plans. Rather than waiting for perfect conditions, many households appear to be moving forward with their housing decisions while market conditions remain relatively manageable.

Exploring Your Next Move

Every real estate journey looks a little different. Some buyers are just starting their search, while others are preparing to list their home or explore new opportunities in the months ahead. Understanding how local market conditions are evolving can help you decide what timing and strategy make the most sense for you. A Realty Austin Compass advisor can help you navigate your options and provide insight tailored to your goals, timeline, and neighborhood. 

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