George Wang
Broker/ Realtor®
Texas Fortune Realty
P O Box 160371
Austin, TX 78716
Phone: (512)694-6060
WeChat: GeorgeWangAustin
Email: GeorgeWang3@gmail.com
TREC #605970
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The latest data from the Austin Board of REALTORS (ABOR MLS) provides a clear picture of how the Travis County residential real estate market is evolving as we begin 2026. After several years of dramatic shifts — from the intense seller’s market of 2022 to the inventory-heavy conditions of 2024 and 2025 — January 2026 reveals a market still adjusting.
Let’s break down the numbers and analyze the key trends.
1. Year-Over-Year Comparison: January 2026 vs. 2025 and 2024 Median Sales Price January 2026: $445,000 January 2025: $475,000 January 2024: $478,500
The median price declined 6.3% year-over-year from 2025 and is down roughly 7% compared to 2024. This marks a continued cooling trend and places prices well below the 2022 peak levels.
Closed Sales January 2026: 684 January 2025: 744 January 2024: 712
Closed sales fell 8% compared to 2025 and are down slightly from 2024. Buyer activity remains
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This report analyzes recent trends in the Williamson County residential real estate market, using MLS data from 2022 through January 2026. We focus on year-over-year comparisons, pricing trends, supply conditions, buyer activity, and seller behavior to understand where the market stands today and where it may be heading.
1. Year-over-Year Comparison: January 2026 vs. Prior Years
The latest available data is January 2026, which we compare against January 2025 and January 2024:
MetricJan 2024Jan 2025Jan 2026Median Sale Price$429,000$400,000$403,500Closed Sales607623536Months of Inventory2.64.73.5New Listings9921,1141,063Active Listings2,3072,8533,091
Key takeaways:
Median prices remain below 2024 levels, but have stabilized compared to early 2025. Closed sales declined notably year-over-year, signaling reduced buyer activity. Inventory has eased from 2025 highs but remains well above early-2024 levels. Active listings continue to build, suggesting ongoing supply pressure. 2. Median Sale Price Trend: From Peak to Plateau
Williamson County prices peaked in spring 2022, when median prices exceeded $500,000,
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The Central Texas real estate market has undergone a significant transformation over the past four years. From the record-breaking highs of 2022 to the inventory-rich environment of 2025 and 2026, the data reveals a market that is searching for a new equilibrium. Below is a detailed analysis of the latest statistics and long-term trends.
1. Year-over-Year Comparison: January 2026 vs. 2025 & 2024
Comparing the latest data from January 2026 with the same month in previous years highlights a cooling trend in prices and a stabilization in inventory levels.
Median Sale Price: January 2026 saw a median price of $400,495, a decrease of 2.26% compared to January 2025 ($409,765) and a 6.86% drop from January 2024 ($430,000).Closed Sales: There were 1,566 closed sales in January 2026. This represents an 11% decrease from the 1,761 sales in January 2025 and a 6% decrease from January 2024 (1,667 sales).Months of Inventory:
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The Williamson County housing market has undergone a notable shift over the past several years, moving from the rapid appreciation and tight inventory of 2022 toward a more balanced and inventory-rich environment by the end of 2025. Using Austin ABOR MLS data, this analysis compares December 2025 with December 2024 and December 2023, while also examining broader trends in pricing, inventory, sales activity, and listings.
Year-Over-Year Comparison: December 2025 vs. 2024 and 2023 MetricDec 2023Dec 2024Dec 2025Median Sale Price$425,000$425,000$415,000Closed Sales872806895Sales Dollar Volume (B)0.4120.3880.418Months of Inventory2.53.23.7New Listings577693645Active Listings2,1562,5503,302
Key takeaway: Compared to the past two years, December 2025 shows lower prices, higher inventory, and improving sales activity, signaling a market that is more favorable to buyers while still supporting transaction volume.
Median Sale Price Trend: Cooling After the Peak
The median sale price in Williamson County peaked in mid-2022 above $500,000 before entering a prolonged correction phase.
December 2023: $425,000
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The Travis County housing market continues to evolve as it moves further away from the frenzied conditions of 2021–2022 and into a more balanced, inventory-rich environment. Using Austin Board of Realtors (ABoR) MLS data from 2022 through 2025, this analysis focuses on year-over-year performance, price behavior, inventory dynamics, sales activity, and listing trends to help buyers, sellers, and investors understand where the market stands today.
1. Year-Over-Year Comparison: December 2025 vs. Prior Years
December 2025 Snapshot
Median Sale Price: $499,000 Closed Sales: 1,126 Sales Dollar Volume: $0.794B Months of Inventory: 4.2 New Listings: 825 Active Listings: 4,750
Compared to December 2024
Median price declined slightly from $512,500 to $499,000 (-2.6%) Closed sales increased from 1,011 to 1,126 (+11.4%) Inventory tightened meaningfully from 5.4 to 4.2 months Active listings rose from 3,893 to 4,750, giving buyers more choices
Compared to December 2023
Median price fell from $527,500 to $499,000 (-5.4%)
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The Austin and Central Texas residential real estate market has undergone a dramatic shift over the past four years. Using Austin ABOR MLS data from 2022 through 2025, we can clearly see the transition from an overheated seller’s market to a more balanced — and at times buyer-friendly — environment. Below is a closer look at key indicators, with a year-over-year comparison of the most recent data.
Year-over-Year Comparison: December 2025 vs. Prior Years
In December 2025, the median sales price reached $435,000, compared to $450,000 in December 2024 and $457,426 in December 2022. This represents a modest rebound from 2024 but remains meaningfully below the market peak of late 2022.
Closed sales in December 2025 totaled 2,514 transactions, up from 2,303 in December 2024 and slightly above 2,435 in December 2022, indicating renewed buyer engagement despite higher inventory levels.
Sales dollar volume climbed to $1.43 billion, improving from
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The Williamson County residential real estate market continues to adjust in 2025 as higher inventory levels, cautious buyers, and steady new listings reshape market dynamics. Using Austin ABOR MLS data, we can compare the latest numbers with prior years and identify key trends shaping the local housing landscape.
Year-Over-Year Comparison: November 2025 vs. 2024 and 2023
In November 2025, the median sales price came in at $415,000, slightly below November 2024 ($423,120) and roughly flat compared to November 2023 ($416,545). This suggests prices have largely stabilized after the sharper declines seen in 2023.
Closed sales declined to 661 transactions, down from 752 in November 2024 and 697 in November 2023, indicating softer buyer activity despite modest price adjustments. Sales dollar volume followed the same pattern, falling to $0.307B, compared to $0.359B last year and $0.322B two years ago.
Inventory conditions, however, tell a very different story. Months of inventory
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The Travis County housing market continues to reflect a post-pandemic normalization phase, characterized by elevated inventory, moderating prices, and more balanced buyer–seller dynamics. Using data from the Austin ABOR MLS, this analysis examines November 2025 in the context of the same month in 2024 and 2023, while also evaluating longer-term trends in pricing, inventory, sales activity, and new listings.
Year-over-Year Comparison: November 2025 vs. 2024 and 2023
In November 2025, the median sales price stood at $505,000, slightly below $515,000 in November 2024 and meaningfully lower than $510,000 in November 2023. While prices have largely stabilized compared to last year, they remain well below the 2022 peak, signaling a market that has reset rather than rebounded sharply.
Closed sales in November 2025 totaled 867, down from 899 in November 2024, but modestly higher than 840 in November 2023. This suggests steady, though restrained, buyer activity amid affordability challenges and
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The Austin and Central Texas residential real estate market continues to evolve as higher interest rates, affordability pressures, and growing inventory reshape buyer and seller behavior. Using Austin ABOR MLS data, we can compare the latest available month (November 2025) with the same month in 2024 and 2023, while also examining longer-term trends in pricing, inventory, sales activity, and listings across the region.
1. Year-over-Year Comparison: November 2025 vs. 2024 and 2023
In November 2025, the market shows clear signs of cooling compared to prior years:
Median Sale Price November 2023: $424,450 November 2024: $435,000 November 2025: $430,000 Prices remain well below pandemic-era highs and are slightly lower than last year, reflecting ongoing affordability challenges. Closed Sales 2023: 2,065 2024: 2,130 2025: 1,895 Closed sales declined year-over-year, indicating softer demand compared to both prior years. Sales Dollar Volume 2023: $1.11B 2024: $1.19B 2025: $1.07B Total dollar volume also dropped,
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The Williamson County housing market continues to evolve as rising inventory, shifting buyer demand, and moderating prices reshape the landscape. Using data from the Austin Board of REALTORS® MLS for 2022–2025, this analysis provides a comprehensive look at how the market is performing today and where key trends indicate it may be heading.
1. Year-Over-Year Comparison (October 2025 vs. 2024 vs. 2023) Median Sales Price October 2025: $414,000 October 2024: $420,000 October 2023: $424,990
The median price is down -1.4% from last year and -2.6% from two years ago. This signals continued gradual price softening as inventory expands and competition among sellers increases.
Closed Sales October 2025: 782 October 2024: 807 October 2023: 844
Closed sales decreased -3.1% year-over-year and are -7.4% below 2023 levels. This decline reflects cooler buyer activity amid affordability pressures and higher months of inventory.
Months of Inventory October 2025: 5.0 months October 2024: 4.2
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