February 2026 Austin Real Estate Market Report

February 2026 Austin Real Estate Market Report

Welcome to our February 2026 market update for Austin, Texas.

In this month’s report, Lee Abraham and I, dive into the latest statistics, looking at how the market is transitioning from the winter lull into the busy spring season.

While January data often shows a seasonal dip in closings, there are significant indicators (particularly in new listings and inventory shifts) that suggest a shift is coming.

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 and Active Listings

We are currently seeing the number of active listings bottoming out for the year. As of the start of February, there were 2,101 active listings of single-family detached homes in the city of Austin.

  • 30-Day Pending Inventory: 3.14 months.
  • 1-Month Closed Inventory: 5.07 months.

Historically, this is the time of year when inventory is at its lowest. For sellers, this means you currently face the least amount of competition you will see for the rest of the year.

Key Market Statistics

Sales Per Month

The number of closed sales in January (reported in February) saw a significant month-over-month drop, which is typical for the start of the year following the holiday season.

  • 414 Closed Sales
  • -6.8% Year-over-Year (YOY)
  • -43.1% Month-over-Month (MTM)

Days to Sell

Homes are staying on the market slightly longer as we wait for the spring buyer surge.

  • 80 Days Average
  • -3.6% Year-over-Year (YOY)
  • +46.7% Month-over-Month (MTM)

New Listings

This is the most “hopeful” stat in the current report. We saw a massive jump in new listings entering the market compared to December, signaling that sellers are gearing up for spring.

  • 817 New Listings
  • -15.6% Year-over-Year (YOY)
  • +97.3% Month-over-Month (MTM)

Sale Price to List Price Ratio

Buyers are still finding opportunities to negotiate, with homes closing at an average of 96% of their original list price.

  • 96.00% Ratio
  • -0.3% Year-over-Year (YOY)
  • -0.4% Month-over-Month (MTM)

Mortgage Rate Update

According to the Freddie Mac Primary Mortgage Market Survey (as of late January 2026), rates have remained relatively steady:

  • 30-Year FRM: 6.1%
  • 15-Year FRM: 5.49%

While rates are higher than the historic lows of years past, the stability is helping buyers plan their moves with more confidence.

The “Spring Bloom” is Coming

As discussed in the video, many sellers wait until March or April to list their homes so that their curb appeal is at its peak. However, listing in February allows you to capture the “early bird” buyers who are active now with very few competing properties to choose from.

Do you have questions about how these numbers affect your specific neighborhood?

Every area of Austin behaves differently. If you are thinking about buying or selling this spring, reach out to us for a hyper-local analysis of your home’s value.