Georgetown, Round Rock, and Cedar Park Lead Austin Housing Market Update

Georgetown, Round Rock, and Cedar Park

Lead Austin Housing Market Update | March 2026

Across Austin and its suburbs, buyers hold the upper hand in March 2026, but the data shows the gap may be slowly narrowing. Whether you are tracking a home in Georgetown, watching listings tick up in Round Rock, or weighing options between Cedar Park and the city of Austin itself, today's austin real estate numbers paint a detailed picture of where opportunities exist and where caution is still warranted. This briefing breaks down the market suburb by suburb and explains what the current data means in practical terms for buyers, sellers, investors, and the agents working with them every day.

Scroll down to view the full Austin Daily Real Estate Briefing PDF for March 26, 2026.

Starting with the big picture, the Austin area currently has 14,588 active residential listings, which is 6.6% more than were on the market at this same point in 2025. To put that in perspective, inventory peaked at 18,146 listings on June 30, 2025, so while supply has pulled back from that high, it remains elevated by historical standards. Of those 14,588 active listings, 10,879 are resale homes and 3,709 are new construction. Nearly half of all active listings, 47%, have had at least one price reduction, which is a clear signal that sellers across the region are adjusting to meet the market where it actually is.

Pending listings offer a more encouraging counterpoint. There are currently 4,840 homes under contract, which is 9.2% higher than the same date in 2025. New construction is accounting for 1,928 of those pending agreements, while resale accounts for 2,912. That year-over-year improvement in pending activity is worth paying attention to because it functions as a leading demand indicator, showing that more buyers are actively committing to purchases now than were doing so a year ago. The austin housing forecast grows more nuanced when you consider that cumulative pending volume for the year is still running 6.4% behind 2025's pace, though it sits 3.3% above the long-term average.

The Activity Index provides another way to measure where the market stands right now. The overall index is at 24.9%, compared to 24.5% at this time last year. That 1.8% improvement is modest but real. For resale homes specifically, an Activity Index of 21.12% places the market in the Softening phase, which is defined as the range between 20% and 25%. That means sales are slower, inventory is rising, and buyers have meaningful negotiating leverage. New construction is in a notably healthier position at 34.2%, which falls in the Expansion phase where demand is stronger and prices are more stable. This divergence between resale and new construction is one of the defining features of the current austin real estate landscape.

Looking at specific suburbs sheds important light on where conditions vary most. Georgetown, one of the most active suburban markets in the region, has 1,066 active listings and a price reduction rate of 53.2%. Its Activity Index sits at 22.22% and its Months of Inventory is approximately 5.08, which is slightly below the broader market but still well within buyer-favorable territory. Round Rock shows a more competitive picture, with an Activity Index of 31.22%, placing it in the Expansion phase. That is one of the stronger readings among all tracked cities and suggests demand there is holding up better than in most surrounding communities. Cedar Park also shows relative strength with an Activity Index of 32.68%, one of the highest in the metro, and a Months of Inventory reading of just 2.90, the lowest among all tracked cities in this briefing.

On the other end of the spectrum, several outer suburbs are showing more significant stress. Liberty Hill has a price reduction rate of 59.4%, the highest among major tracked cities, and a Months of Inventory reading of approximately 6.41. Hutto carries a 57.7% price reduction rate. Kyle sits at 56.1%, and Pflugerville at 51.7%. These are communities where buyers have strong leverage and sellers need to be realistic about pricing from the start. The price reduction data tells a story that negotiation room is real and widespread across these markets.

The Months of Inventory figure for the broader Austin area is 5.17, up 7.1% from 4.82 a year ago. When looking at the two-year trend, the jump is far more dramatic. Austin's overall inventory has risen 48.1% compared to March 2024, which reflects how dramatically the market shifted from the pandemic-era seller's frenzy. At the city of Austin level specifically, Months of Inventory has actually improved slightly, dropping 2.2% year over year to 5.85. That modest improvement makes Austin proper a bit more balanced relative to some of the outer ring suburbs, though it remains well above the level that would indicate a seller's market.

Median sold prices reflect the broader correction that has unfolded since the 2022 peak. The current median sold price is $440,000, which is up $5,000 from February 2026 and 1.1% higher than March 2025. However, it remains 20% below the May 2022 peak of $550,000, representing a $110,000 drop from that high point. Assuming the market has found its floor at current levels and appreciates at its historical 25-year compound rate of 4.694%, analysts project it would take until approximately February 2031 for the median price to recover to peak levels. That timeline matters for both current buyers thinking about long-term value and sellers who may be weighing whether to hold or list.

At the city level, the year-over-year appreciation data tells a mixed story. Eight cities are showing positive median price movement while 22 are tracking lower compared to a year ago. Among the bright spots, Wimberley is up 20.1%, Burnet is up 15.1%, and Lago Vista is up 5.9%. Cities seeing declines include Lockhart at negative 16.7%, Marble Falls at negative 12.6%, and Taylor at negative 11.4%. For the austin real estate forecast, the city-level data reinforces the idea that market performance is highly localized and that buyers and sellers must look closely at their specific submarket rather than relying solely on metro-wide averages.

The Absorption Rate currently sits at 17.53%, compared to a historical average of 31.49%. That gap tells you that homes are selling at roughly half the pace relative to supply that has been typical over the past two decades. The Market Flow Score of 4.18, against a historical average of 6.57, confirms the same story through a different lens. Both metrics point to a market that continues to favor patience and selectivity on the buyer side, and price discipline and preparation on the seller side.

For real estate agents, the data supports a strategy of setting realistic expectations with sellers early, pricing competitively from the start, and helping buyers understand that their leverage is real and documented. The 9.2% year-over-year increase in pending listings suggests that properly priced homes are moving, even in this environment.

You can find the historical context for all of today's numbers, including prior months, prior years, and full city-level breakdowns, through Austin Daily Real Estate Briefing at teamprice.com/austin-daily-real-estate-briefing for the complete archive of daily market data.

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FAQ SECTION:

What is the difference between average and median home price in Austin?

The average home price and the median home price are both useful measurements, but they tell you different things about the market. The average is calculated by adding up all sale prices and dividing by the number of transactions, which means a handful of very expensive sales can pull the number upward significantly. The median, on the other hand, is the middle price point in a sorted list of all sales, meaning half of homes sold for more and half sold for less. In the Austin area right now, the average sold price for March 2026 is $590,738, while the median sold price is $440,000. That $150,000 gap reflects the presence of high-priced luxury and custom home sales that raise the average but do not represent the experience of most buyers in the market.

What are the best areas to buy a home in Austin right now?

The answer depends heavily on what you are optimizing for, whether that is price-per-square-foot value, available inventory, or negotiating leverage. Based on today's data, Cedar Park stands out with an Activity Index of 32.68% and a Months of Inventory reading of just 2.90, which is the tightest supply in the metro and suggests strong relative demand. Round Rock similarly shows an Activity Index above 30%, indicating a more competitive environment where homes are moving at a healthier pace. For buyers who want maximum leverage and the widest selection, outer suburbs like Liberty Hill with a 59.4% price reduction rate, Hutto at 57.7%, and Kyle at 56.1% offer the most room to negotiate on price. The city of Austin proper has improved slightly year over year in inventory, making it a more balanced option than many of the outlying communities.

Is Austin real estate a good long-term investment in 2026?

Looking at the long-term data, Austin real estate has delivered a 25-year compound appreciation rate of 4.694%, which is a meaningful return over time even accounting for the correction from the 2022 peak. The median price is currently $440,000, which is down 20% from the May 2022 high of $550,000, and projections based on that historical appreciation rate suggest the market could return to peak values by approximately February 2031. For investors with a five-plus year time horizon, the current environment offers discounted entry points relative to where prices were just four years ago. It is worth noting, however, that the Absorption Rate of 17.53% and the Market Flow Score of 4.18 both point to a market that is still working through excess supply, which means short-term price appreciation is not guaranteed and rental income or time-in-market strategies are likely more appropriate than quick resale plays.

What does a softening real estate market mean for Austin homebuyers?

A softening market, as defined by an Activity Index between 20% and 25%, is characterized by slower sales velocity, rising inventory levels, and increased negotiating power for buyers. The resale segment of the Austin housing market is currently sitting at an Activity Index of 21.12%, placing it squarely in this phase. In practical terms, this means buyers have more homes to choose from, sellers are more willing to negotiate on price or offer concessions, and homes are spending more time on the market before going under contract. With 47% of all active listings having had at least one price reduction and Months of Inventory at 5.17, the current conditions represent one of the better buying environments in the Austin area in years. Buyers who are well-prepared and pre-approved are in a strong position to negotiate favorable terms, particularly in the outer suburbs where supply pressure is most acute.

How do pending listings in Austin predict where the market is going?

Pending listings are one of the most reliable forward-looking indicators in real estate because they reflect buyer decisions made in the current moment rather than closed sales, which can lag by 30 to 60 days. As of today's austin market update, there are 4,840 pending listings across the Austin area, which is 9.2% higher than the same date in 2025. That improvement tells us that buyer activity is picking up on a year-over-year basis, even though the broader market still shows signs of softening. The New Listing to Pending Ratio for March 2026 stands at 0.67, meaning for every 100 new listings entering the market, only 67 are going under contract in the same period. While that figure is below the 25-year average of 0.82, the directional improvement in pending volume is an encouraging signal that demand is gradually strengthening and the market may be moving toward a slow stabilization over the months ahead.

Have a Question or Want to Dive Deeper?

If you’d like a custom breakdown of the data, want help interpreting today’s market trends, or just have a question about buying or selling in Austin, let us know. Fill out the form below and a member of our team will get back to you promptly.