July 2026 – Newsletter
The Austin housing market continues to show resilience as summer progresses. Inventory levels remain elevated compared to spring, yet demand is keeping pace, preventing oversupply. Buyer demand remains healthy, even as pending sales eased slightly from last month.
Market Conditions
- Active Listings: Just over 3,300, reflecting seasonal highs.
- Pending Sales (30‑day): 839 over the last 30 days — a bit lower than expected, a slight pullback rather than continued momentum.
- Closed Sales: ~875, down slightly from spring’s pace but still up 5.2% YoY
- Housing Inventory: ~3.83 months, balanced but still below the 5‑month threshold that signals oversupply.
- Average Sale Price: ~$873,500 — a new record high for June, up 3.4% YoY and 1.4% MTM.
Pricing Trends
- Prices ticked up modestly month-to-month (+1.4% avg, +3.2% median)
- Compared to July 2025, average prices are up ~3.4% YoY, a continuation of the steady appreciation trend.
- Luxury is helping pull the average up, though even luxury submarkets are uneven.
Sales Activity
- Days to Sell: ~42 days, down from both last month and last year, though still slightly above pre-pandemic pace.
- New Listings: continue to rise seasonally and are 5.5% higher than a year ago, though they eased 4.1% from June as the seasonal peak passes.
- Buyer Behavior: Well‑prepared homes are moving quickly; stale inventory lingers.
Sale Price to List Price Ratio
- Current ratio: 97.7%
- Month‑to‑Month: slight dip from June.
- Year‑over‑Year: Slight increase compared to July 2025.
- Indicates a stable market, not yet in full appreciation mode.
Interest Rates
- Average mortgage rate: 6.43%
- A move below 6% could unlock additional demand and accelerate price growth.
Buyer & Seller Guidance
For Buyers
- Stay active in touring homes — quality listings are moving quickly.
- Monitor rates closely; small shifts can impact affordability.
- Be prepared to act fast when the right home appears.
For Sellers
- Inventory is rising, but demand remains strong.
- Proper preparation and presentation are critical to stand out.
- Pricing strategically ensures faster sales and stronger outcomes.
July’s data confirms a market that is balanced yet competitive. Inventory is higher, but demand is keeping pace, preventing oversupply. Prices remain stable, pending sales are strong, and interest rates continue to shape buyer psychology. As we move into late summer, both buyers and sellers should stay proactive to maximize opportunities.
Reach out for a hyperlocal breakdown of your neighborhood or to discuss your selling strategy today.
Let’s talk about your goals whether buying, selling, or investing.
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