According to the February 2026 Central Texas Housing Report released by Unlock MLS, the Austin-Round Rock-San Marcos MSA is showing renewed momentum heading into the spring homebuying season. Pending sales reached 2,690 transactions in February, up 13.9% year over year. At the same time, the close-to-list price ratio improved from 90.6% in December to 92.0% in February, signaling that buyers and sellers are more aligned.
Vaike O’Grady, market research advisor at Unlock MLS, noted that the recent data shows a clear shift in market activity from recent trends.
“The inventory count average was around 12,076 for the past two years, but in February, we saw active listings fall to 10,000 across the MSA, down 4.8% from a year ago. This tells us that sellers are returning to the market at roughly the same pace as last year, but buyers are coming back faster. These balanced market conditions have given buyers a chance to catch up. It’s a good sign that healthy momentum is fueling the market.”
John Crowe, 2026 Unlock MLS and ABoR president, said the latest market data is giving buyers and sellers a clearer picture of where conditions are heading.
“A lot of buyers have spent the past year watching and waiting, wondering if prices would keep falling or if they should hold out longer. What we’re seeing now is that market conditions are increasingly favorable for more buyers to act. That’s where the Multiple Listing Service and working with a professional agent need to go hand in hand. Unlock MLS gives agents the most current and comprehensive view of the market, so clients aren’t making decisions based on headlines but on real data and professional market expertise.”
Austin-Round Rock-San Marcos MSA
- February 2026 – For Sale
- 1,887 – Residential homes sold, 3.6% less than February 2025.
- $412,000 – Median price for residential homes, 3.6% less than February 2025.
- 3,861 – New home listings on the market, 0.8% less than February 2025.
- 10,000 – Active home listings on the market, 4.8% less than February 2025.
- 2,690 – Pending sales, 13.9% more than February 2025.
- 6.5 – Months of inventory, 1.1 more than February 2025.
- $1,022,593,378 – Total dollar volume of homes sold, 7.1% less than February 2025.
- 91.9% – Average close to list price, compared to 93.2% in February 2025.
- February 2026 – For Lease
- 2,304 – Closed leases, 4.2% more than February 2025.
- $2,000 – Median price for rent, 4.8% less than February 2025.
- 2,913 – New lease listings on the market, 18.1% more than February 2025.
- 6,447 – Active lease listings on the market, 59.6% more than February 2025.
- 2,639 – Pending sales, 16.9% more than February 2025.
- 2.8 – Months of inventory, 0.7 months more than February 2025.
- $5,224,059 – Total dollar volume of leases, 0.4% less than February 2025.
- 96.2% – Average close to list price, flat compared to February 2025.
City of Austin
- February 2026 – For Sale
- 664 – Residential homes sold, 4.7% less than February 2025.
- $540,000 – Median price for residential homes, 2.7% less than February 2025.
- 1,399 – New home listings on the market, 3.8% less than February 2025.
- 3,148 – Active home listings on the market, 13.0% less than February 2025.
- 923 – Pending sales, 15.1% more than February 2025.
- 6.2 – Months of inventory, 1.0 more than February 2025.
- $476,868,162 – Total dollar volume of homes sold, 7.8% less than February 2025.
- 92.1% – Average close to list price, compared to 92.9% in February 2025.
- February 2026 – For Lease
- 1,184 – Closed leases, 11.2% more than February 2025.
- $2,100 – Median price for rent, 5.6% less than February 2025.
- 1,556 – New lease listings on the market, 25.7% more than February 2025.
- 4,163 – Active lease listings on the market, 105.4% more than February 2025.
- 1,343 – Pending sales, 26.3% more than February 2025.
- 3.0 – Months of inventory, 0.6 months more than February 2025.
- $2,878,921 – Total dollar volume of leases, 3.5% more than February 2025.
- 96.1% – Average close to list price, compared to 95.8% in February 2025.
Travis County
- February 2026 – For Sale
- 843 – Residential homes sold, 4.5% less than February 2025.
- $489,900 – Median price for residential homes, 2.0% less than February 2025.
- 1,930 – New home listings on the market, 2.4% more than February 2025.
- 4,513 – Active home listings on the market, 8.6% less than February 2025.
- 1,234 – Pending sales, 14.4% more than February 2025.
- 6.6 – Months of inventory, 1.0 months more than February 2025.
- $564,564,716 – Total dollar volume of homes sold, 8.3% less than February 2025.
- 91.9% – Average close to list price, compared to 93.1% in February 2025.
- February 2026 – For Lease
- 1,336 – Closed leases, 11.0% more than February 2025.
- $2,096 – Median price for rent, 4.7% less than February 2025.
- 1,780 – New lease listings on the market, 26.6% more than February 2025.
- 4,163 – Active lease listings on the market, 74.0% more than February 2025.
- 1,505 – Pending sales, 23.7% more than February 2025.
- 3.0 – Months of inventory, 0.6 months more than February 2025.
- $3,232,081 – Total dollar volume of leases, 4.5% more than February 2025.
- 96.1% – Average close to list price, compared to 96.0% in February 2025.
Williamson County
- February 2026 – For Sale
- 663 – Residential homes sold, 1.8% less than February 2025.
- $395,850 – Median price for residential homes, 5.4% less than February 2025.
- 1,141 – New home listings on the market, 5.5% less than February 2025.
- 3,109 – Active home listings on the market, 1.6% less than February 2025.
- 903 – Pending sales, 17.1% more than February 2025.
- 5.8 – Months of inventory, 1.1 months more than February 2025.
- $300,184,245 – Total dollar volume of homes sold, 5.7% less than February 2025.
- 92.7% – Average close to list price, compared to 93.8% in February 2025.
- February 2026 – For Lease
- 709 – Closed leases, 3.4% less than February 2025.
- $2,000 – Median price for rent, 4.8% less than February 2025.
- 780 – New lease listings on the market, 2.1% more than February 2025.
- 1,582 – Active lease listings on the market, 37.2% more than February 2025.
- 853 – Pending sales, 13,0% more than February 2025.
- 2.3 – Months of inventory, 0.6 months more than February 2025.
- $1,464,845 – Total dollar volume of leases, 7.7% less than February 2025.
- 96.6% – Average close to list price, compared to 96.4% in February 2025.
Hays County
- February 2026 – For Sale
- 267 – Residential homes sold, 3.3% less than February 2025.
- $355,000 – Median price for residential homes, 1.4% less than February 2025.
- 536 – New home listings on the market, 6.3% less than February 2025.
- 1,502 – Active home listings on the market, 9.2% less than February 2025.
- 375 – Pending sales, 5.0% more than February 2025.
- 6.4 – Months of inventory, 0.4 months more than February 2025.
- $119,458,023 – Total dollar volume of homes sold, 1.7% less than February 2025.
- 91.7% – Average close to list price, compared to 92.6% February 2025.
- February 2026 – For Lease
- 197 – Closed leases, 4.4% less than February 2025.
- $1,950 – Median price for rent, 2.3% less than February 2025.
- 252 – New lease listings on the market, 16.1% more than February 2025.
- 489 – Active lease listings on the market, 23.2% more than February 2025.
- 221 – Pending sales, 0.9% more than February 2025.
- 2.8 – Months of inventory, flat compared to February 2025.
- $418,906 – Total dollar volume of leases, 5.0% less than February 2025.
- 96.0% – Average close to list price, compared to 96.6% in February 2025.
Bastrop County
- February 2026 – For Sale
- 83 – Residential homes sold, 11.7% less than February 2025.
- $335,000 – Median price for residential homes, 4.9% less than February 2025.
- 194 – New home listings on the market, 11.5% more than February 2025.
- 688 – Active home listings on the market, 15.2% more than February 2025.
- 128 – Pending sales, 4.9% more than February 2025.
- 10.1 – Months of inventory, 3.2 months more than February 2025.
- $30,794,664 – Total dollar volume of homes sold, 13.3% less than February 2025.
- 89.7% – Average close to list price, compared to 93.0% in February 2025.
- February 2026 – For Lease
- 40 – Closed leases, 4.8% less than February 2025.
- $1,850 – Median price for rent, 2.4% less than February 2025.
- 67 – New lease listings on the market, 34.0% more than February 2025.
- 133 – Active lease listings on the market, 98.5% more than February 2025.
- 40 – Pending sales, flat compared to February 2025.
- 2.6 – Months of inventory, 0.6 months more than February 2025.
- $70,969– Total dollar volume of leases, 10.5% less than February 2025.
- 95.9% – Average close to list price, compared to 95.3% in February 2025.
Caldwell County
- February 2026 – For Sale
- 31 – Residential homes sold, 6.9% more than February 2025.
- $221,990 – Median price for residential homes, 23.5% less than February 2025.
- 60 – New home listings on the market, 9.1% more than February 2025.
- 188 – Active home listings on the market, 19.7% more than February 2025.
- 50 – Pending sales, 51.5% more than February 2025.
- 5.9 – Months of inventory, 3.5 months more than February 2025.
- $7,591,730– Total dollar volume of homes sold, 16.2% less than February 2025.
- 82.9% – Average close to list price, compared to 91.8% in February 2025.
- February 2026 – For Lease
- 22 – Closed leases, 15.4% less than February 2025.
- $1,725 – Median price for rent, 4.2% less than February 2025.
- 34 – New lease listings on the market, 17.2% more than February 2025.
- 80 – Active lease listings on the market, 166.7% more than February 2025.
- 20 – Pending sales, 23.1% less than February 2025.
- 4.7 – Months of inventory, flat compared to February 2025.
- $37,258– Total dollar volume of leases, 18.8% less than February 2025.
- 96.8% – Average close to list price, compared to 95.4% in February 2025.
For more information or to download the February 2026 Central Texas Housing Market Report, visit UnlockMLS.com/Stats.
