Central Texas home sales increased in July 2026

Across the all-MLS market, 3,220 closed sales were recorded in July 2026, an increase of 4.99% compared with July 2025. New listings also increased 2.63%, reaching 5,226.

At the same time, active listings declined 2.80% year over year to 18,267. That combination—more new listings and more closed sales, but slightly fewer active listings—shows that homes are continuing to move through the market rather than simply accumulating as inventory.

Home prices are up, but list prices tell a different story

The July 2026 all-MLS median closed price was $429,320, up 2.22% from July 2025. The median list price, however, was $425,000—down 4.29% year over year.

That difference is a useful reminder for Central Texas homeowners: the price a property is listed for is not necessarily the price the market will support. Buyers have choices, and sellers need to price against the homes they are actually competing with today.

For sellers in the Austin area, Cedar Park, Leander, Round Rock, Georgetown, Pflugerville, Hutto and Liberty Hill, a neighborhood-specific comparative market analysis is more useful than relying on a broad Central Texas median.

Resale homes are showing stronger sales activity

The resale-only market had 2,451 closed sales in July 2026, up 10.41% from July 2025. Active resale listings totaled 13,533, down 5.16% year over year.

The resale median closed price was $450,000, up 2.27%. Resale homes averaged 59 days to sell, while months of supply came in at 5.52—down 14.10% from the same month last year.

For resale sellers, these numbers are encouraging, but they do not mean every home will sell quickly. Buyers still have a meaningful amount of inventory to choose from. Condition, location, price and presentation can make a major difference in how quickly a property attracts an offer.

New construction is telling a different story

The Central Texas new-home market is behaving differently from resale. July 2026 had 4,463 active new-home listings, only 0.69% below July 2025, but new listings fell 15.26% and closed new-home sales fell 12.04% to 745.

The median closed price for new homes was $384,999, up 2.67%. Meanwhile, the median list price was $381,999, down 12.49%. New homes averaged 64 days to sell, up 23.08%, and months of supply increased to 5.99, up 12.91%.

For buyers comparing new construction with resale homes in Leander, Liberty Hill, Georgetown, Hutto, Pflugerville and North Austin, this is an especially important part of the market to understand. Builder inventory, incentives and pricing can materially change the comparison between a new home and an existing home.

Buyers should compare the complete cost of the purchase—not just the advertised price. Financing incentives, upgrades, closing-cost assistance, HOA fees, property taxes, insurance and the cost of improvements can all affect the overall value.

Months of supply remains elevated compared with the tight market years

Months of supply measures how long the current inventory would theoretically take to sell at the current pace of sales, assuming no additional listings entered the market. In July 2026, the all-MLS market had 5.67 months of supply.

Resale inventory stood at 5.52 months of supply, while new homes had 5.99 months. The all-MLS figure was down 7.42% year over year, and resale months of supply were down 14.10%. New-home months of supply moved in the opposite direction, increasing 12.91%.

The six-year comparison puts today's market into perspective. The supplied chart shows all-MLS months of supply rising from 1.14 in July 2021 to 5.67 in July 2026. Resale months of supply rose from 0.98 to 5.52 over the same period.

In other words, Central Texas buyers have substantially more breathing room than they did during the exceptionally tight housing market of 2021. Sellers, meanwhile, are operating in a market where buyers can compare more homes and negotiate more carefully.

How does July 2026 compare with the past five years?

The longer-term active-listing and sales charts reinforce the same story. All-MLS active listings were 18,267 in July 2026, compared with 18,794 in July 2025. Resale active listings declined from 14,269 in July 2025 to 13,533 in July 2026.

New-home active listings were relatively stable year over year, moving from 4,494 in July 2025 to 4,463 in July 2026. But new-home sales declined from 847 to 745.

What does the July Central Texas housing market mean for buyers?

For buyers, July's numbers point to a market where selection and negotiation still matter. There are thousands of active listings across the MLS, and the five-plus months of supply in the all-MLS, resale and new-home categories gives buyers more opportunity to compare homes than they had during the tightest years of the market.

That can be particularly helpful when shopping across the Austin metro and North Austin suburbs. Buyers can compare established resale neighborhoods in Cedar Park and Round Rock with newer communities in Leander, Georgetown, Hutto and Liberty Hill.

The best strategy is not necessarily to wait indefinitely for prices to fall. Instead, buyers should identify the neighborhoods and homes that fit their needs, understand current comparable sales and evaluate the complete monthly cost before deciding whether a particular property represents a good opportunity.

What does July 2026 mean for Central Texas sellers?

For sellers, the July data is a reminder that pricing and positioning matter. Closed sales are up overall and resale sales are up more than 10% year over year, but buyers are not operating in a low-inventory environment.

The all-MLS average was 67 days to sell, up 4.69% from July 2025. Resale homes averaged 59 days, while new homes averaged 64 days and saw the largest year-over-year increase in average days to sell at 23.08%.

A successful listing strategy should account for current competition, recent closed sales, property condition, professional photography, marketing exposure and buyer feedback. In a more balanced market, overpricing can mean spending more time on the market before making a correction.

Central Texas is not one single real estate market

One of the most important points for anyone researching the Austin real estate market is that metro-level statistics are a starting point, not a valuation for an individual home. Conditions can vary by community, neighborhood, price range, property type and whether the home competes with new construction.

The bottom line for the July 2026 Central Texas real estate market

July 2026 shows a more balanced Central Texas housing market with meaningful inventory, continued sales activity and different trends emerging between resale and new construction.

Overall MLS closed sales increased 4.99% year over year, while resale closed sales increased 10.41%. The median all-MLS closed price increased 2.22% to $429,320, and months of supply declined to 5.67. At the same time, new-home sales declined 12.04% and new-home months of supply increased to 5.99.

For buyers, this environment can provide more choice and time to evaluate a purchase. For sellers, it makes accurate pricing and a strong marketing strategy more important than ever.

Whether you're buying a home in Austin, Cedar Park, Leander, Round Rock, Georgetown, Pflugerville, Hutto or Liberty Hill, the most useful market information is the information that applies to your specific neighborhood and price range.