Austin Metro Real Estate Microdata Report: Buyers Are Still Moving, Sellers Are Adjusting, and Central Texas Keeps Building

By Robert J Fischer with the Robert J Fischer Team at Keller Williams Realty — August 12, 2026

“I believe Central Texas has already worked through a significant portion of the correction that started roughly three years ago,” said Robert J. Fischer. “Buyers haven’t disappeared; they are simply moving more slowly, comparing options carefully, and expecting move in ready condition or a price that reflects needed work. Updated homes and correctly priced properties are selling. Markets usually start changing before everyone agrees that they changed.” -Robert J Fischer

Key findings and microdata from the August 2026 report include:

  • Steady Touring Activity: ShowingTime recorded 12,659 showings across selected Travis and Williamson County ZIP codes from July 8 through August 8, 2026, essentially flat at +0.3% compared to 12,624 during the same period in 2025.
  • Williamson County Acceleration: Touring activity in Williamson County rose 6.6% year over year during the month, surging 15.9% from August 1 through August 8 compared to the same dates in 2025. Travis County showings declined 4.7% over the month long period.
  • Active Weekly Market Sorting: Weekly MLS tracking reveals approximately 2,000 price reductions and 1,000 listings moving to Active Under Contract or Pending status per week, demonstrating a fluid, highly selective market rather than a frozen one.
  • 2026 Transaction Growth: Unlock MLS data for 2026 shows closed sales up 4.8% and pending sales up 9.8% year over year across the Austin, Round Rock, San Marcos MSA, even as the median sales price adjusted downward by 2.4% to $425,000.
  • Rate Resilience & Life Events: Despite 30 year fixed mortgage rates averaging 6.75% with 1 point, buyers continue transacting around core life events, including marriage, growing families, job moves, and school schedules.
  • Stable Moving & Relocation Volume: Square Cow Movers reports stable overall moving volume in 2026, driven mostly by local relocations and intrastate movement from central Austin toward surrounding communities including Round Rock, Georgetown, Hutto, Taylor, Leander, Liberty Hill, Cedar Park, and Pflugerville.
  • Long Term Regional Infrastructure: Billions in ongoing regional investments continue to anchor long term confidence, including Samsung’s $37 billion planned investment ($10.9 billion 2025 economic impact), Hutto's Megasite infrastructure completion, the 2,614 acre Dog's Head development in eastern Travis County, Amazon projects in Round Rock, and Southwest Airlines' 2,000 job expansion at Austin, Bergstrom International Airport.

"Central Texas development activity remains forward looking," noted contributor Ryan Owens, CCIM. "Land and investment decisions being made today in corridors like Taylor, Hutto, Georgetown, and East Austin reflect where economic and household growth will occur years from now."

The report concludes that while pricing adjustments and affordability constraints remain real, steady touring numbers, rising pending contracts, and ongoing employer investments indicate Central Texas is steadily transitioning from correction toward stabilization.

Click here to read the full report