January 2026 Austin Real Estate Market Report 

Welcome to our Austin real estate market update for January 2026.

If you are thinking about buying or selling this year and have questions about your goals, please reach out to us.

Video

Watch our video report below for all of the current statistics and our forecast for the Austin Real Estate Market. Or click here to watch it on YouTube.

Inventory Trends

The number of active listings is down at the beginning of January compared to last month. It is standard for January to be the low point for inventory in the yearly cycle. This creates an interesting dynamic because buyers are coming into the market eager to hit their 2026 goals after the holiday season. We currently have 2,128 active listings in the city of Austin.

Closed Sales

The number of closed sales was a surprising figure for the past month at 711. This is a high watermark compared to what we were forecasting. These numbers likely included sales that were under contract for quite some time and finally closed at the end of the year. It is encouraging to see that both the year-over-year and month-to-month sales figures are up. This may be an early indicator that pent up demand is already being unleashed.

Average Pricing

The average sales price is down 1.3 percent year-over-year but up 8.3 percent month-to-month. The average price for December was $821,889. If you look back at the past several years, this is the second-highest average price for the month of December. It shows a nice progression as we move into the new year.

Selling Timing

Many sellers are conditioned to wait until March, April, or May to list their homes. They believe the highest pricing happens later in the year. However, last year we saw a big jump in February because there were not many listings on the market and buyers were already out looking. If you are thinking of selling, you should not wait until the spring. Listing early allows you to benefit from limited inventory and gain as much exposure as possible.

Buying in Eanes

If you have a thesis for the next five years in the Austin area, it should be to buy in Eanes. While median home prices in the city of Austin are nearly flat, Eanes is clearly in an uptrend. There are only about 97 active listings in Eanes compared to over 2,000 in Austin. For families who can afford it, Eanes is the simplest choice because the schools are top-rated with 9 and 10 ratings. This scarcity and high demand lead to better price appreciation.

Market Demand

The number of new listings is currently under 400, which is a very low number. We are seeing a retracting inventory at a time when Austin is still a top destination for millennial wealth. I believe a lot of demand is going to be unleashed in this first quarter. Sellers who list now can take advantage of this supply and demand imbalance.

Interest Rates

Mortgage rates are currently at a 52-week low. The 30-year fixed rate is around 6.15 percent and the 15-year is at 5.44 percent. Some lenders are even quoting below 6 percent for certain loans. Adjustable rate mortgages may also make sense right now if you can save a half percent on your rate and plan to refinance later when rates drop. Every deal is unique, and we can help you walk through the cost-benefit analysis of these different loan types.

Austin’s Outlook

Austin remains a very desirable place to live. We still have a lower cost of living than our peer cities and jobs are still coming here. While some headlines highlight major companies moving headquarters, those are often long-term moves that do not change the current number of local jobs. Positive stories continue to drive the Austin market, making it a great place to invest and an even better place to live.

For sellers navigating these conditions, understanding contract terms can make all the difference. I break down the key elements in my guide on maximizing real estate investment through contract terms.

The January 2026 report shows that Austin real estate is off to a strong start with 711 closed sales and mortgage rates hitting 52-week lows. While overall inventory is low at 2,128 active listings, high-demand areas like Eanes ISD continue to see significant price appreciation. The combination of low supply and high pent up demand suggests a very active first quarter for the year.

Austin continues to attract wealthy demographics and job growth, maintaining its status as a top investment hotspot. For sellers, the current lack of competition provides a strategic window to list before the inventory spikes in the spring. Whether you are buying for lifestyle or investment, the fundamental strengths of the Austin market remain firmly in place.

Reach out to us at the Shapiro Group to discuss your specific real estate goals or find us at RealEstateVideoHub.com.