Central Texas Housing Market Shows Signs of Balance Ahead of Spring Buying Season, New Unlock MLS Report Finds
For many families across Central Texas, the question over the past year has been the same: Is now the right time to buy or sell a home?
New data from the February 2026 Central Texas Housing Report by Unlock MLS suggests the answer may be becoming clearer.
As the spring homebuying season approaches—traditionally one of the busiest times of year—the Austin-Round Rock-San Marcos housing market is showing renewed momentum. More importantly, it’s showing signs of something many in the community have been hoping for: balance.
Pending home sales jumped 13.9% year over year to 2,690 transactions, while the close-to-list price ratio improved to 92.0%, indicating that buyers and sellers are beginning to meet in the middle after a period of uncertainty.
For residents, that shift could mean more predictable pricing, less volatility, and greater confidence when making one of life’s biggest financial decisions.
Buyers Are Returning—And Changing the Market
After months of hesitation driven by fluctuating interest rates and pricing uncertainty, buyers are re-entering the market at a faster pace than sellers.
“The inventory count average was around 12,076 for the past two years, but in February, we saw active listings fall to 10,000 across the MSA, down 4.8% from a year ago,” said Vaike O’Grady, market research advisor at Unlock MLS. “This tells us that sellers are returning to the market at roughly the same pace as last year, but buyers are coming back faster. These balanced market conditions have given buyers a chance to catch up. It’s a good sign that healthy momentum is fueling the market.”
That dynamic—more buyers competing for slightly fewer homes—is helping stabilize conditions without pushing the market into the intense competition seen during the pandemic-era housing surge.
Across the region, 6.5 months of housing inventory suggests a market that is no longer heavily tilted toward either buyers or sellers, but instead moving toward equilibrium.
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What the Numbers Mean for Austin-Area Homeowners
Within the City of Austin, the data reflects a similar trend:
- Median home price: $540,000 (down 2.7% year over year)
- Pending sales: up 15.1%
- Active listings: down 13.0%
- Inventory: 6.2 months
While home prices have softened slightly, the increase in pending sales signals growing buyer confidence—something that can support long-term property values and neighborhood stability.
For homeowners considering selling, this environment may offer a window of opportunity: less competition from other listings, paired with a rising pool of motivated buyers.
A Regional Story: Growth Varies by County
The broader Central Texas region—including Travis, Williamson, Hays, Bastrop, and Caldwell counties—is experiencing similar patterns, though at different speeds.
- Travis County: Pending sales up 14.4%, with median price at $489,900
- Williamson County: Pending sales up 17.1%, with median price down 5.4% to $395,850
- Hays County: More modest growth, with pending sales up 5.0%
- Bastrop County: Inventory rising significantly to 10.1 months, offering more buyer leverage
- Caldwell County: Sharp increase in pending sales (up 51.5%), despite lower median prices
This variation highlights an important reality for Central Texas residents: real estate is hyper-local. Conditions can differ significantly from one neighborhood to the next, reinforcing the importance of local expertise when buying or selling a home.
Rental Market Brings Relief for Many Residents
For renters, February’s report offers encouraging news.
Across the Austin metro area:
- Median rent: $2,000 (down 4.8% year over year)
- Active lease listings: up 59.6%
- Closed leases: up 4.2%
In the City of Austin specifically, active rental listings surged by more than 105%, while median rent dropped to $2,100.
This increase in available rental inventory is giving renters more choices—and in many cases, more negotiating power.
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Why This Moment Matters for Central Texas Communities
Beyond the numbers, this shift in the Central Texas housing market reflects something deeper for the region’s communities.
A more balanced housing market can:
- Help first-time buyers enter neighborhoods they may have previously been priced out of
- Provide stability for homeowners concerned about rapid price swings
- Support local economic confidence, from construction to small businesses
- Create more predictable conditions for families planning long-term
“A lot of buyers have spent the past year watching and waiting, wondering if prices would keep falling or if they should hold out longer,” said John Crowe, 2026 Unlock MLS and ABoR president. “What we’re seeing now is that market conditions are increasingly favorable for more buyers to act. That’s where the Multiple Listing Service and working with a professional agent need to go hand in hand. Unlock MLS gives agents the most current and comprehensive view of the market, so clients aren’t making decisions based on headlines but on real data and professional market expertise.”
What Happens Next in the 2026 Spring Housing Market
As Central Texas moves deeper into spring, several factors will shape what comes next:
- Whether buyer demand continues to outpace new listings
- How mortgage rates influence affordability
- Seasonal increases in inventory as more sellers enter the market
For now, the February 2026 data points to a housing market that is regaining its footing—one where both buyers and sellers have a clearer path forward.
For residents across Austin, Round Rock, San Marcos, and surrounding communities, that clarity may be the most valuable development of all.
Stay tuned to My Neighborhood News for continued updates on the Central Texas housing market and what it means for your neighborhood.
Tiffany Krenek has been on the My Neighborhood News team since August 2021. She is passionate about curating and sharing content that enriches the lives of our readers in a personal, meaningful way. A loving mother and wife, Tiffany and her family live in the West Houston/Cypress region.