Austin Residential Real Estate Appraisal Trends in March 2026: A Market in Transition

Austin-Area Residential Real Estate Market Update: Q1 & March 2026

Key Trends Shaping Appraisals Right Now

The Austin real estate market continues its transition toward balance in early 2026. After years of rapid growth followed by correction, data from the Austin Board of Realtors (ABOR) shows moderating prices, steady-to-improving sales activity, and rising inventory in many areas. These shifts directly influence residential appraisals, as recent closed sales and market conditions form the foundation for accurate valuations.

Per ABOR March 2026 Metro-Wide Highlights

Austin-Round Rock-San Marcos MSA Q1 2026  

• 6,186 residential homes sold (down 1.8% from Q1 2025)

• Median sales price: $415,300 (down 3.4%)

• New listings: 12,322 (down 2.3%)

• Active listings: 33,751 (up 4.5%)

• Pending sales: 8,110 (up 10.9%)

• Months of inventory: 5.5 (up 0.3 months)

• Total dollar volume: $3.41 billion (down 3.9%)

• Average close-to-list price: 92.6% (vs. 93.3% in Q1 2025)

March 2026  

• 2,593 homes sold (up 0.5%)

• Median sales price: $426,220 (down 3.0%)

• Active listings: 10,867 (down 8.9% from March 2025)

• Pending sales: 3,357 (up 15.4%)

• Months of inventory: 5.5 (up 0.8 months)

• Average close-to-list: 92.8% (vs. 94.0%)

The rental market remains active, with closed leases up 10.5% in March and median rents at $2,000 (down 7.0%).

City of Austin

• March sales: 900 homes (up 2.9%)

• Median price: $550,000 (down 6.8%)

• Active listings down sharply (17.8%), yet pending sales rose 10.5%.

• Months of inventory: 5.4

• Rents: Median $2,025 (down 10.0%), with strong lease activity (closed leases up 24.4%).

County-Level Breakdown

Travis County  

• Sales: 1,210 homes (up 4.0%)

• Median price: $499,000 (down 4.0%)

• Months of inventory: 5.9 (up 0.8)

• Rents: $2,000 median (down 9.1%), with leases up 21.1%.

Williamson County  

• Sales: 859 homes (up 1.2%)

• Median price: $410,000 (down 1.9%)

• Lower inventory pressure (4.6 months) and solid pending sales (up 16.1%).

Hays County  

• Sales: 368 homes (down 6.1%)

• Median price: $381,250 (up 0.8%) — one of the few areas showing slight price resilience.

• Months of inventory: 5.3.

Bastrop County  

• Sales: 114 homes (down 15.6%)

• Median price: $330,000 (down 8.3%)

• Higher inventory (8.5 months) contributing to softer conditions.

Caldwell County  

• Sales: 42 homes (up 5.0%)

• Median price: $277,500 (down 15.5%) — the largest price decline among reported counties.

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What This Means for Appraisals

The data points to a buyer-friendly market with more negotiating room. Median prices are down across most areas (3–7% range), close-to-list ratios have softened, and inventory has increased in many counties — pushing months of supply toward balance. Appraisers are seeing more conservative values supported by recent comps, especially where sellers previously listed above current market realities.

Rental data shows softening rents alongside higher lease volume, which can influence investor and multi-family appraisals.

I've been appraising the Austin and surrounding area since 2003. Markets naturally cycle from rapid appreciation to correction and eventual stabilization. The current environment rewards realistic pricing and thorough market analysis.

At Austin Appraisal Factory, we closely monitor ABOR and other local data to deliver timely, well-supported residential appraisals for lending, refinancing, estate planning, pre-listing, and more. If you're navigating a sale, purchase, or valuation question in the Austin area, contact us for an accurate assessment grounded in today's market.

Questions about how these trends affect your property?

Reach out today.  — Austin Appraisal Factory Team