Shapiro Group

More Choices for Buyers

Austin buyers have more room to compare options, while sellers face a slower and more selective sales pace. Shapiro Group’s September 2026 market report begins with 3,161 active single-family listings and 673 pending sales over the prior 30 days—roughly 4.7 months of inventory at that pending-sales pace.

For anyone planning a move, the citywide numbers offer a starting point. The details that matter most still come down to the property, its neighborhood and the competition nearby. Here’s a closer look at the September report and what it means for buyers and sellers.

September market at a glance

The report covers City of Austin single-family detached homes. Its closed-sales and pricing figures reflect August 2026, the latest completed month in the source tables.

Source: Shapiro Group’s September 2026 newsletter, citing ABOR MLS statistics. Active listings reflect the start of the report period; pending sales cover the prior 30 days; closed sales and prices reflect August 2026.

More choices, with a slower sales pace

The relationship between supply and demand helps explain the market’s pace. With 3,161 active listings and 673 homes going pending over the preceding 30 days, Austin had approximately 4.7 months of inventory. That measure describes how long the active supply would take to move at the recent pending-sales pace.

Meanwhile, the 700 August closings represented declines from both the previous month and a year earlier. Buyers have more options to weigh, and sellers need to pay close attention to how their homes compare with the alternatives.

Prices tell two different stories

August’s average sale price was $844,987, up 0.5% year over year. The median was $629,450, down 2.4% from a year earlier. Both measures increased compared with the previous month.

The average and median describe different parts of the sales picture. Higher-priced transactions can pull the average upward, while the median marks the midpoint of all sales. The difference is a reason to look closely at the mix of homes selling rather than assume every Austin property is moving in the same direction.

For a particular home, recent comparable sales, location, condition and nearby competition provide more useful pricing context than a citywide figure alone.

What this means for buyers

A larger selection of homes can create room to compare properties, negotiate terms and be selective. A focused search can help you identify which homes fit your priorities and how each asking price compares with recent local sales.

Negotiating room still varies by property. Location, condition, price and competing interest all matter. Use the broader market as context, then assess each opportunity on its own merits.

What this means for sellers

The September report lists an average of 51 days to sell and a 97.05% sales-price-to-list-price ratio. Those figures provide planning context, though the outcome for an individual home will depend on its market position.

Pricing, preparation and launch strategy deserve particular attention when buyers have more alternatives. Review the most relevant comparable sales, understand the homes competing for the same buyers and present your property clearly from the start.

Source: Shapiro Group’s September 2026 newsletter and market update, citing ABOR MLS statistics for City of Austin single-family detached homes. Closed-sales and pricing figures reflect August 2026. Analysis by Shapiro Group.