Sales Increased While Regional Pricing Remained Relatively Stable
The Austin–Round Rock–San Marcos market recorded more completed and
pending sales than one year earlier, while the median sales price moved
only modestly.
The headline: Unlock MLS reported 2,739 residential sales
across the Austin–Round Rock–San Marcos MSA in July 2026, a 4.4% increase
from July 2025. The regional median sales price was $435,000, up 1.0% year
over year.
Residential sales
Up 4.4% year over year
Median sales price
Up 1.0% year over year
Months of inventory
1.1 months below July 2025
Average close-to-list ratio
Compared with 93.0% one year earlier
Year-over-year comparisons.
What changed across the regional market?
| Measure | July 2026 | Change from July 2025 | Practical context |
|---|---|---|---|
| Residential sales | 2,739 | +4.4% | More transactions closed than one year earlier. |
| Median sales price | $435,000 | +1.0% | Regional pricing changed modestly. |
| Pending sales | 2,833 | +4.1% | Contract activity also exceeded July 2025. |
| Active listings | 13,796 | −9.9% | Buyers had fewer active choices regionwide. |
| Months of inventory | 4.7 | −1.1 months | Supply tightened compared with one year earlier. |
| Average close-to-list ratio | 93.7% | 93.0% in July 2025 | Pricing and negotiation remained important. |
by Unlock MLS. The conclusion that transaction activity improved without
broad, rapid price appreciation is an interpretation of the sales,
pending-sales and median-price figures—not a forecast.
Local results were not uniform
Regional data is useful, but county and city results show why a
property-specific analysis still matters. July median sales prices ranged
from $577,000 in the City of Austin to $346,140 in Bastrop County among the
selected areas below.
| Geography | Sales | Sales change | Median price | Price change | Inventory |
|---|---|---|---|---|---|
| City of Austin | 1,005 | +11.0% | $577,000 | −1.4% | 4.5 months |
| Travis County | 1,290 | +11.4% | $520,000 | −0.3% | 4.8 months |
| Williamson County | 957 | +6.0% | $415,000 | −1.2% | 4.3 months |
| Hays County | 344 | −12.0% | $367,700 | +1.0% | 5.0 months |
| Bastrop County | 110 | −16.0% | $346,140 | +2.3% | 6.3 months |
What the July report means for real-estate decisions
For sellers
Buyer activity improved from July 2025, but the 93.7% average
close-to-list ratio shows that sellers should not assume every property
will command its asking price. Positioning, condition, presentation and
neighborhood-level comparable sales remain central to the result.
For buyers
The region had fewer active listings than one year earlier, yet the
median price increased only 1.0%. Competition may be stronger for
selected properties while negotiating opportunities remain elsewhere.
For landlords and investors
The regional median lease price was $2,195, down 0.2%, while closed
leases declined 6.5%. Evaluate rent history, vacancy, operating costs
and nearby rental competition at the property level rather than
treating the regional figures as a forecast.
Lease-market snapshot
| Measure | July 2026 | Change from July 2025 |
|---|---|---|
| Closed leases | 3,230 | −6.5% |
| Median rent | $2,195 | −0.2% |
| Active lease listings | 4,342 | −26.2% |
| Pending leases | 3,476 | +3.5% |
| Months of lease inventory | 1.7 | −0.3 months |
Regional data is the starting point. Local analysis completes the picture.
Considering a sale, purchase or investment? Ensor & Co., Realtors can
prepare a focused review for your property, neighborhood or search area.
Geography: Austin–Round Rock–San Marcos MSA, with selected
city and county comparisons.
Reporting period: July 1–31, 2026.
Comparison basis: July 2025 unless otherwise stated.
Source:
Unlock MLS July 2026 Central Texas Housing Report
,
released August 11, 2026. Statistics may be revised by the source.
Information is general and is not legal, tax or financial advice.
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