Central Texas real estate inventory remains elevated

There were 17,795 active residential listings across all MLS categories in August 2026. That was 2.18% lower than August 2025. The market also recorded 4,377 new listings during the month, down 5.05% year over year.

Inventory remains an important part of the Austin-area housing market story. Buyers have substantially more homes to consider than they did during the most competitive years of the market, while sellers are competing for attention from buyers who have more choices.

The all-MLS market recorded 5.97 months of supply in August, essentially flat compared with the prior year. For Central Texas home buyers, that can mean more time to compare homes, neighborhoods and financing options. For sellers, it reinforces the importance of pricing and presentation.

Home prices in the Central Texas housing market

The August 2026 median closed price across all MLS residential sales was $405,000, compared with a median list price of $414,500. The median closed price was 4.71% lower than August 2025, while the median list price was 3.48% lower.

These figures highlight why homeowners should be careful about relying on broad metro averages when estimating the value of a specific property. A home in Cedar Park can have a very different competitive set from a home in Round Rock, Georgetown, Leander or Austin.

For sellers, current comparable sales, active competition, property condition and location are all important when determining a pricing strategy. For buyers, comparing recently sold properties with current listings can help put asking prices into context.

Resale homes show a different market picture

The resale-only segment had 12,964 active listings in August 2026, down 4.50% from August 2025. New resale listings totaled 3,092, down 7.51%, while closed resale sales totaled 2,050, down 6.78%.

The median resale closed price was $445,000, unchanged from August 2025. Resale homes averaged 62 days to sell, and the segment had 6.32 months of supply.

New construction remains an important part of Central Texas real estate

New construction tells a different story in August. The supplied presentation shows 4,574 active new-home listings, up 0.86% from August 2025. However, new listings were down 0.33%, while closed new-home sales increased 8.50% to 919.

The median closed price for new homes was $350,000, down 11.95% from the prior year. New homes averaged 60 days to sell, and the segment had 4.98 months of supply.

For buyers considering new construction in Leander, Liberty Hill, Georgetown, Hutto, Pflugerville and other growing Central Texas communities, the difference between list price and the complete cost of purchasing a new home can be significant. Builder incentives, financing offers, upgrades, lot premiums, HOA costs and property taxes can all affect the overall value.

New homes accounted for a significant share of sales

The August presentation shows the new-home share of closed sales at 30.95%. That is an important consideration for anyone analyzing the Central Texas housing market because buyers are often choosing between existing homes and newly built homes in nearby communities.

This competition can affect resale sellers, particularly when a buyer can compare an existing home against a builder's incentives and a brand-new property. Sellers may need to account for the new-construction competition when evaluating price, upgrades and marketing strategy.

How August 2026 compares with the past five and six years

The longer-term charts show just how much the Central Texas market has changed since 2021. In August 2021, the all-MLS market had approximately 5,162 active listings and 4,129 closed sales. By August 2026, the presentation shows 17,795 active listings and 2,981 closed sales.

The same long-term data shows that active listings remain far above 2021 levels, while monthly closed sales are below the exceptionally high sales volume seen in that year. This provides useful context for today's buyers and sellers: the market has normalized from the unusually tight conditions of the early 2020s.

Months of supply has changed dramatically since 2021

Months of supply provides another way to see the shift. The presentation shows all-MLS months of supply rising from 1.25 months in August 2021 to 5.97 months in August 2026. Resale months of supply increased from 1.01 to 6.32 over the same period, while new-home months of supply moved from 3.05 to 4.98.

For buyers, the higher inventory environment means there are more opportunities to compare homes and negotiate based on the property and current competition. For sellers, it means preparation and pricing remain especially important.

What does the August 2026 market mean for Central Texas buyers?

Buyers shopping for homes in Austin and the surrounding Central Texas suburbs may have more room to evaluate options than buyers had several years ago. With nearly six months of supply across all MLS residential listings, buyers can look at location, condition, price, taxes, HOA costs and financing rather than focusing only on whether a home is available.

If you are comparing Cedar Park vs. Leander, Round Rock vs. Georgetown, or established neighborhoods with new construction in Hutto, Pflugerville or Liberty Hill, local market data can help you understand how the choices compare.

What does the August 2026 market mean for Central Texas sellers?