The Headline Numbers
June 2026 was a month of stability for Austin real estate. The metro-area median sale price came in at roughly $440,000, unchanged in practical terms from May and down only about 1% to 2% from June 2025. After a multi-year correction that pulled prices down from their pandemic highs, the story now is a plateau rather than a decline.
The other signals point the same direction. Mortgage rates barely moved, inventory tightened on its usual summer schedule, and homes that were priced correctly kept selling close to asking. The market that greeted buyers in June was calmer and more predictable than at any point in the past two years.
| Metric (Austin metro, June 2026) | Reading | MoM | YoY |
|---|---|---|---|
| Median sale price | ~$440,000 | Flat | Down ~1% to 2% |
| Months of inventory | ~5.9 to 6.2 months | Roughly flat | Higher |
| Median days on market | ~48 to 52 days | Slightly faster | Similar |
| Sold-to-list ratio | ~97.6% | Down ~0.2 pt | Roughly flat |
| Price per square foot (city) | ~$320 | Flat | Down ~1.5% |
| Active listings (metro, start of month) | ~14,300 to 17,000 | Seasonal rise | Down slightly |
A note on sourcing: the numbers above blend the Unlock MLS / Austin Board of Realtors weekly snapshots, the broad-area June market reports, Redfin, and Zillow. Different sources define "Austin" differently (city limits vs. the five-county metro vs. individual MLS zones), so figures vary by a few percent. Where they diverge meaningfully, this recap notes both. The official Unlock MLS Central Texas Housing Report for June typically publishes mid-month, so some metro figures here reflect aggregator and weekly data that may be revised.
What Changed From May
The short answer: not much, and that is the point. The metro median sat at $440,000 in May and again in June, so month-over-month price movement was effectively zero. That flatness is meaningful in June, which is normally the peak selling month of the year. In a hotter market you would expect a summer bump; in 2026 you got a hold.
Where June did shift was on the supply side. Active listings crept up as the spring wave of new inventory worked through the system, but the pace of new listings slowed compared to earlier in the year. Days on market improved modestly as summer buyers closed deals. The sold-to-list ratio slipped a fraction, from about 97.8% in May to roughly 97.6% in June, which tells you sellers gave up a sliver more at the negotiating table but nothing dramatic.
If you read the May 2026 recap, the through-line is continuity. The spring rebound that carried the median from about $412,000 in February up to $440,000 by April held its ground through early summer instead of giving it back.
Year-Over-Year Picture
June 2025's metro median was in the neighborhood of $438,000 to $445,000 depending on the source, so June 2026 at $440,000 lands within a percentage point or two of a year ago. The steep annual declines of 2023 and 2024 are gone. Austin is no longer a falling market; it is a flat one.
The multi-year trajectory tells the fuller story. Prices peaked in spring 2022, corrected hard through 2023 and 2024, bottomed in late 2024 and early 2025, and have since stabilized. As of June, the metro median sits roughly 20% below the May 2022 peak of about $550,000. That is the reset buyers keep hearing about, and it is real, even though the year-over-year change is now close to zero.
| Period | Approx. metro median | Change from May 2022 peak |
|---|---|---|
| May 2022 (peak) | ~$550,000 | Peak |
| June 2024 | ~$450,000 | Down ~18% |
| June 2025 | ~$438,000 | Down ~20% |
| January 2026 | ~$400,500 | Down ~27% |
| April 2026 | ~$440,000 | Down ~20% |
| June 2026 | ~$440,000 | Down ~20% |
The seasonal pattern is visible in that table: the winter trough near $400,000 gave way to a spring recovery that stabilized around $440,000. This is the shape of a market that has found a floor.
Sub-Market Breakdown
Austin is not one market, and June made that clear. The City of Austin proper continued to command a premium over the metro, with a trailing median in the low-to-mid $500,000s. Meanwhile, the northern Williamson County suburbs stayed the most affordable and the most buyer-friendly, and Georgetown quietly outperformed.
| Sub-market | Approx. June median | YoY | Notes |
|---|---|---|---|
| City of Austin (proper) | ~$530,000 to $542,000 | Down ~2% | Premium to metro; ~$320/sq ft |
| Round Rock | ~$404,000 to $410,000 | Down ~6% to 8% | Longest time on market of the group |
| Cedar Park | ~$445,000 | Down ~2% | ~$217/sq ft, ~38 days on market |
| Georgetown | ~$550,000 | Up ~7% | Strongest YoY gain in the group |
| Pflugerville | ~$352,000 | Down | Lowest median of the named suburbs |
| Leander | ~$415,000 | Roughly flat | ~42 days on market |
Georgetown's roughly 7% year-over-year gain stands out against a metro that is flat to slightly down, a reminder that demand for well-located, newer suburban inventory is holding up. Round Rock, by contrast, showed the softest pricing and the longest marketing times, which continues the pattern from earlier in the year. Buyers weighing the trade-offs between these communities can compare them side by side in our Austin suburbs guide.
What Buyers and Sellers Are Seeing
The single most useful data point for anyone shopping in June: roughly half of all active listings had taken at least one price cut. That is the clearest sign that sellers who list ambitiously are still adjusting to reality, and it is where buyers find their leverage.
For buyers, June looked like this: homes sold at about 97.6% of list on average, which means the typical negotiated discount was small but real, and on a $440,000 home that is roughly $10,000 of room before you even get to seller concessions. Stale and overpriced listings offered far more. Rate buydowns, closing-cost credits, and repair concessions remained common, especially on new construction competing with resale. This is a market that rewards patience and a willingness to walk away.
For sellers, the message was pricing discipline. Well-priced homes in desirable neighborhoods still moved in about 24 to 45 days depending on the source and property type. Overpriced homes sat, collected price cuts, and eventually sold for less than they would have with an accurate list price on day one. The homes that struggled most were the ones chasing the market down.
Relocators sizing up the bigger financial picture should pair this recap with our cost of living breakdown and, if you are still choosing an area, the best neighborhoods guide.
Mortgage Rate Context
Mortgage rates were the calmest part of the June story. The Freddie Mac 30-year fixed averaged 6.48% the week of June 4, ticked up to 6.52% on June 11, eased to 6.47% on June 18, and settled at 6.49% on June 25. The whole month lived in a band roughly nine basis points wide. Freddie Mac's own commentary described rates as essentially unchanged and stable.
That stability carried into early July, with the 30-year averaging 6.43% the week of July 2 before ticking back to 6.49% on July 9. Rates a year ago were closer to 6.84%, so borrowing costs are modestly better than last summer even though they have not broken decisively lower.
What does 6.49% mean in dollars? On a $440,000 home with 20% down, a buyer is financing $352,000. At 6.49% over 30 years, principal and interest run about $2,225 a month before taxes and insurance. Drop the rate to 6.0% and that payment falls to roughly $2,110, a difference of about $115 a month, which is why every buyer is watching the Fed. In the meantime, builder rate buydowns into the 4% to 5% range remain one of the most effective ways to cut the monthly number on new construction.
What to Watch in July
July is when Austin's spring selling season winds down and the market begins its seasonal cooldown. Expect the pace of new listings to slow, days on market to creep up, and price movement to stay flat as families finish moves before the school year. Historically the metro median holds or dips slightly from June into late summer, so a $440,000-ish reading through July would be right on script.
The event to watch is the Federal Reserve's FOMC meeting on July 28-29, with the rate decision announced at 1:00 p.m. Central on July 29. Futures markets overwhelmingly expect the Fed to hold its target range at 3.50% to 3.75%, with a possible cut being more of a September-and-later question. A hold means mortgage rates likely stay in the mid-6% range through August, so buyers should not wait for a July rate cliff that the market does not expect.
The bigger picture: with prices flat, rates stable, and roughly half of listings carrying price cuts, the balance of power in July still tilts toward prepared buyers. If you have your financing lined up, the summer slowdown is a genuine window. For a longer-horizon read on where prices head next, see our 2026 Austin housing forecast.
Frequently Asked Questions
What was the median home price in Austin in June 2026?
The Austin metro median sale price was roughly $440,000 in June 2026, essentially unchanged from May and down about 1% to 2% from June 2025. The City of Austin proper ran higher, with a trailing median in the low-to-mid $500,000s. Numbers vary by source because "Austin" can mean the city, the five-county metro, or a specific MLS zone.
Is Austin a buyer's or seller's market right now?
It is best described as a balanced market that gives buyers meaningful leverage. Metro months of inventory sat near 6 months, roughly half of active listings had taken a price cut, and homes sold at about 97.6% of list price on average. Well-priced homes still moved quickly, but buyers had negotiating room on anything overpriced or stale.
How far are Austin home prices below the 2022 peak?
The metro median is roughly 20% below the May 2022 peak of about $550,000. That correction is real and reflects the reset that followed the pandemic run-up. Year over year, though, prices are now close to flat, which means the decline has largely stopped and the market has stabilized.
What were mortgage rates in Austin in June 2026?
The Freddie Mac 30-year fixed-rate mortgage averaged between about 6.47% and 6.52% throughout June, ending the month near 6.49%. Rates were remarkably stable, moving less than a tenth of a point all month. That was down from roughly 6.84% a year earlier, giving buyers slightly more purchasing power than in mid-2025.
Will Austin home prices go up or down in the second half of 2026?
Most analysts expect flat to low-single-digit movement rather than a big swing in either direction. The path depends heavily on mortgage rates, which in turn depend on the Fed. With the July 28-29 FOMC meeting expected to hold rates steady and a possible cut pushed to fall, the most likely scenario is continued price stability through the summer, with any rate relief later in 2026 potentially firming up demand.