If you’re looking at the Austin market today, the word of the week is leverage. For the first time in years, the “Fear of Missing Out” (FOMO) has been replaced by the “Power of Negotiation.”

1. The Numbers: Prices and Inventory

As of February 20, 2026, the Austin-area MLS shows a market that is cooling but stable.

Median Sold Price: Currently sits at $430,000, which is approximately 21.8% below the May 2022 peak.Inventory Levels: There are over 13,400 active residential properties, resulting in 4.7 months of inventory. This places the region firmly in a “Neutral to Buyer Advantage” zone.The 50% Rule: Roughly 48.4% of all active listings have undergone at least one price drop, showing that sellers are finally adjusting to the new reality of a 90-day average “time on market.” 2. Infrastructure: Paving the Way for 2027

The region is currently in the middle of a massive

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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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