According to the January Central Texas Housing Report released by Unlock MLS, pending sales increased to 2,349 transactions, up 10.1% year over year and up more than 23% from December, signaling strengthening buyer demand as Central Texas approaches the spring homebuying season. At the same time, months of inventory declined by nearly one month compared to last year, an indication that growing demand is absorbing new supply as it enters the market. Active listings remained relatively steady at 10,083 properties while the median home price held at $400,495, down 2.3% from January 2025. Together, the data points to a market environment where buyer demand is keeping pace with new listing activity.
Vaike O’Grady, market research advisor at Unlock MLS, said the market’s performance reflects a housing market that is behaving the way it historically has.
“What we’re seeing now is a market that has moved out of an overheated phase and into one where supply, pricing and demand are interacting as expected. Instead of sharp year-over-year swings, inventory and pricing are moving within a consistent range, allowing the market to operate under more typical conditions. This kind of environment creates a more sustainable foundation for long-term growth across Central Texas.”
John Crowe, 2026 Unlock MLS and ABoR president, emphasized that today’s conditions reinforce the importance of working with a professional who understands the full context of the market.
“Deals are still happening across Central Texas, but they’re taking more time and strategy to get across the finish line. Negotiations are more nuanced and pricing decisions matter more than they did in recent years. That’s where professional agents add real value by helping clients interpret the data, set realistic expectations and navigate transactions strategically as the market settles back into normal seasonal rhythms.”
Austin-Round Rock-San Marcos MSA
- January 2026 – For Sale
- 1,566 – Residential homes sold, 14.8% less than January 2025.
- $400,495 – Median price for residential homes, 2.3% less than January 2025.
- 3,470 – New home listings on the market, 7.0% less than January 2025.
- 10,083 – Active home listings on the market, 2.3% more than January 2025.
- 2,349 – Pending sales, 10.1% more than January 2025.
- 4.0 – Months of inventory, 1.4 less than January 2025.
- $842,125,277 – Total dollar volume of homes sold, 14.3% less than January 2025.
- 91% – Average close to list price, compared to 92.3% in January 2025.
- January 2026 – For Lease
- 2,266 – Closed leases, 4.1% less than January 2025.
- $2,000 – Median price for rent, 4.8% less than January 2025.
- 3,218 – New lease listings on the market, 11.1% more than January 2025.
- 6,486 – Active lease listings on the market, 47.3% more than January 2025.
- 2,674 – Pending sales, 4.3% more than January 2025.
- 3.5 – Months of inventory, 1.3 months more than January 2025.
- $5,094,382 – Total dollar volume of leases, 7.9% less than January 2025.
- 95.5% – Average close to list price, compared to 95.3% in January 2025.
City of Austin
- January 2026 – For Sale
- 509 – Residential homes sold, 8.8% less than January 2025.
- $522,500 – Median price for residential homes, 5.0% less than January 2025.
- 1,169 – New home listings on the market, 12.0% less than January 2025.
- 3,262 – Active home listings on the market, 0.7% less than January 2025.
- 797 – Pending sales, 9.3% more than January 2025.
- 3.9 – Months of inventory, 2.0 less than January 2025.
- $369,492,808 – Total dollar volume of homes sold, 9.4% less than January 2025.
- 90.8% – Average close to list price, compared to 91.3% in January 2025.
- January 2026 – For Lease
- 1,211 – Closed leases, 1.8% less than January 2025.
- $2,100 – Median price for rent, 4.5 less than January 2025.
- 1,852 – New lease listings on the market, 24.4% more than January 2025.
- 4,016 – Active lease listings on the market, 88.5% more than January 2025.
- 1,387 – Pending sales, 4.4% more than January 2025.
- 3.7 – Months of inventory, 1.4 months more than January 2025.
- $2,857,711 – Total dollar volume of leases, 7.3% less than January 2025.
- 95.4% – Average close to list price, compared to 95.1% in January 2024.
Travis County
- January 2026 – For Sale
- 684 – Residential homes sold, 12.4% less than January 2025.
- $445,000 – Median price for residential homes, 6.3% less than January 2025.
- 1,624 – New home listings on the market, 9.6% less than January 2025.
- 4,462 – Active home listings on the market, 2.7% less than January 2025.
- 1,044 – Pending sales, 11.1% more than January 2025.
- 3.9 – Months of inventory, 2.0 months less than January 2025.
- $450,898,391 – Total dollar volume of homes sold, 12.4% less than January 2025.
- 91.1% – Average close to list price, compared to 91.9% in January 2025.
- January 2026 – For Lease
- 1,347 – Closed leases, 5.6% less than January 2025.
- $2,100 – Median price for rent, 4.2% less than January 2025.
- 2,035 – New lease listings on the market, 22.5% more than January 2025.
- 4,016 – Active lease listings on the market, 59.0% more than January 2025.
- 1,544 – Pending sales, 1.4% more than January 2025.
- 3.7 – Months of inventory, 1.5 months more than January 2025.
- $3,195,887 – Total dollar volume of leases, 9.5% less than January 2025.
- 95.5% – Average close to list price, compared to 95.2% in January 2025.
Williamson County
- January 2026 – For Sale
- 536 – Residential homes sold, 16.1% less than January 2025.
- $403,500 – Median price for residential homes, 0.4% less than January 2025.
- 1,063 – New home listings on the market, 4.1% less than January 2025.
- 3,091 – Active home listings on the market, 5.6% more than January 2025.
- 821 – Pending sales, 13.1% more than January 2025.
- 3.5 – Months of inventory, 1.1 months less than January 2025.
- $246,944,325 – Total dollar volume of homes sold, 17.2% less than January 2025.
- 91.1% – Average close to list price, compared to 92.9% in January 2025.
- January 2026 – For Lease
- 678 – Closed leases, 1.2% more than January 2025.
- $1,995 – Median price for rent, 4.8% less than January 2025.
- 867 – New lease listings on the market, 2.8% less than January 2025.
- 1,726 – Active lease listings on the market, 32.2% more than January 2025.
- 827 – Pending sales, 8.8% more than January 2025.
- 3.0 – Months of inventory, 0.9 months more than January 2025.
- $1,408,543 – Total dollar volume of leases, 2.9% less than January 2025.
- 95.5% – Average close to list price,compared to 95.7% in January 2025.
Hays County
- January 2026 – For Sale
- 234 – Residential homes sold, 18.5% less than January 2025.
- $344,500 – Median price for residential homes, 4.0% less than January 2025.
- 483 – New home listings on the market, 14.2% less than January 2025.
- 1,567 – Active home listings on the market, 1.3% less than January 2025.
- 347 – Pending sales, 9.1% more than January 2025.
- 4.4 – Months of inventory, 1.2 months less than January 2025.
- $107,549,057 – Total dollar volume of homes sold, 12.3% less than January 2025.
- 92% – Average close to list price, flat compared to January 2025.
- January 2026 – For Lease
- 172 – Closed leases, 14.4% less than January 2025.
- $1,937 – Median price for rent, 0.7% less than January 2025.
- 221 – New lease listings on the market, 16.3% less than January 2025.
- 513 – Active lease listings on the market, 10.3% more than January 2025.
- 219 – Pending sales, 8.4% more than January 2025.
- 3.3 – Months of inventory, 3.3 months more than January 2025.
- $363,498 – Total dollar volume of leases, 16.7% less than January 2025.
- 94.5% – Average close to list price, flat compared to January 2025.
Bastrop County
- January 2026 – For Sale
- 77 – Residential homes sold, 20.6% less than January 2025.
- $335,970 – Median price for residential homes, 2.9% less than January 2025.
- 225 – New home listings on the market, 15.4% more than January 2025.
- 711 – Active home listings on the market, 18.3% more than January 2025.
- 100 – Pending sales, 13.8% less than January 2025.
- 5.8 – Months of inventory, 0.9 months less than January 2025.
- $27,279,673 – Total dollar volume of homes sold, 28.8% less than January 2025.
- 88.4% – Average close to list price, compared to 92.3% in January 2025.
- January 2026 – For Lease
- 52 – Closed leases, 23.8% more than January 2025.
- $1,860 – Median price for rent, 1.2% more than January 2025.
- 68 – New lease listings on the market, 21.4% more than January 2025.
- 150 – Active lease listings on the market, 108.3% more than January 2025.
- 60 – Pending sales, 13.2% more than January 2025.
- 3.1 – Months of inventory, 0.9 months more than January 2025.
- $98,719– Total dollar volume of leases, 27.6% more than January 2025.
- 97.9% – Average close to list price, compared to 96.0% in January 2025.
Caldwell County
- January 2026 – For Sale
- 35 – Residential homes sold, 6.1% more than January 2025.
- $237,491 – Median price for residential homes, 17.0% less than January 2025.
- 75 – New home listings on the market, 11.9% more than January 2025.
- 252 – Active home listings on the market, 70.3% more than January 2025.
- 37 – Pending sales, 8.8% more than January 2025.
- 8.4 – Months of inventory, 3.5 months more than January 2025.
- $9,453,831 – Total dollar volume of homes sold, 1.1% more than January 2025.
- 84.8% – Average close to list price, compared to 92.7% in January 2025.
- January 2026 – For Lease
- 17 – Closed leases, 22.7% less than January 2025.
- $1,750 – Median price for rent, 2.8% less than January 2025.
- 27 – New lease listings on the market, 17.4% more than January 2025.
- 81 – Active lease listings on the market, 138.2% more than January 2025.
- 24 – Pending sales, 4.0% less than January 2025.
- 4.3 – Months of inventory, 4.3 months more than January 2025.
- $27,735– Total dollar volume of leases, 22.3% less than January 2025.
- 98.2% – Average close to list price, compared to 97.4% in January 2025.
