Homes for Sale in Austin TX

Homes for sale in Austin TX span a genuinely wide range: the Austin metro median runs roughly $440K in 2026, down 20-25% from the 2022 peak, with the market currently favoring buyers, roughly 5.5 months of inventory and homes sitting 80+ days on market on average. This guide covers the real numbers and real neighborhoods, not vague market talk.

I am Robbie English, Broker, REALTOR at Uncommon Realty, and I help buyers navigate this exact market across Austin every day. My goal here is to give you real facts about specific areas and price points.

Where Austin's Median Price Actually Stands

The Austin metro's median home price runs roughly $440K as of 2026, a genuinely significant pullback of 20-25% from the market's 2022 peak. This shift has moved Austin from the intense seller's market of a few years ago to a buyer-leaning market today, with roughly 5.5 months of housing inventory and typical days on market running 80 or more, real, verifiable conditions that favor buyers who are prepared and patient over those rushing to compete.

Central Austin: Historic Character, Higher Price Points

Central Austin neighborhoods generally run well above the metro median. Zip 78704 (Zilker, Travis Heights) runs around $835K, while 78751 (Hyde Park, North Loop) runs closer to $619K. Neighborhoods like Hyde Park (established 1891, Austin's first suburb), Allandale, Crestview, and Tarrytown each carry genuine historic character and walkability that command a real premium over newer construction elsewhere in the metro.

Northwest Austin: Established Neighborhoods, Real Value

Northwest Austin's median runs roughly $730K across the broader area, with real variation by specific neighborhood: Canyon Creek around $700K, Great Hills ranging from the high-$300s up to $2.45M depending on the specific home, and Northwest Hills (78731) running around $1.21M. This is a genuinely large, varied area, not a single price tier, so a specific neighborhood's character and price matter more than "Northwest Austin" as a general label.

The Suburbs: Round Rock, Cedar Park, Leander, Georgetown

Round Rock's median runs in the low-$400s, Cedar Park roughly $496K-$532K, and Leander and Georgetown offer their own specific value propositions, Georgetown running roughly $405K-$430K citywide with Leander's pricing generally falling between Round Rock and Cedar Park. Each suburb offers a genuinely different combination of price, commute, and schools worth comparing directly rather than assuming they're interchangeable.

Downtown Condos: A Different Property Type Entirely

Downtown Austin (78701) condo pricing runs roughly $460K to over $1.1M depending on the specific building, with HOA dues commonly running $750 to $1,800 or more per month. Buying downtown means buying into a genuinely different property type and lifestyle than a single-family suburban home, walkability and urban amenities traded for smaller square footage and ongoing HOA obligations.

What The Current Buyer's Market Actually Means For You

With roughly 5.5 months of inventory and homes averaging 80+ days on market, today's Austin buyers have real negotiating room that didn't exist during the 2021-2022 peak: sellers are more willing to consider price reductions, cover closing costs, or make repairs following inspection. This doesn't mean every listing is negotiable equally; well-priced, move-in-ready homes in desirable areas still generate real competition, but the blanket bidding-war environment of a few years ago has genuinely eased.

Property Tax And Ongoing Costs

Texas has no state income tax, but property tax rates run higher than many states, generally in the 1.7% to 2% range depending on the specific taxing jurisdiction, school district, and any MUD or PID assessments tied to a newer subdivision. Factor this into your total monthly cost calculation alongside the mortgage payment itself, since property tax can add a meaningful amount to your actual monthly housing cost in Texas specifically.

New Construction Versus Resale

Austin's outer suburbs, Leander, Georgetown, parts of Cedar Park, offer the most new construction inventory, while Central Austin and established Northwest Austin neighborhoods lean heavily toward resale homes, some dating to the 1950s-60s. Each comes with real tradeoffs: new construction offers builder warranties and modern efficiency but less character and often smaller lots; established neighborhoods offer mature trees and historic character but require more careful condition evaluation.

School Districts Matter More Than City Limits

Austin's city limits span parts of several different independent school districts, Austin ISD, Round Rock ISD, Leander ISD, Eanes ISD, and others, and a home's actual school assignment often matters more to buyers than its city address. A handful of neighborhoods that carry an "Austin" mailing address, River Place among them, actually fall within Leander ISD rather than Austin ISD, a distinction worth confirming directly through the district's own boundary tool rather than assuming based on the neighborhood's general location or name.

Master-Planned Communities Versus Established Neighborhoods

Beyond the historic core and traditional suburbs, Austin's outer edges include large master-planned communities like Steiner Ranch, a genuinely large development spanning roughly 4,600 acres between Lake Travis and Lake Austin with its own dedicated elementary schools and amenity centers. These communities trade the walkable, decades-old character of neighborhoods like Hyde Park or Allandale for newer construction, planned amenities, and often a stronger sense of built-in community infrastructure, a real, worthwhile tradeoff depending on what you personally value in day-to-day life.

Financing Programs Worth Knowing About

Beyond a standard conventional loan, Texas buyers have access to FHA loans (as low as 3.5% down for qualifying buyers), VA loans for eligible veterans and service members (often with no down payment required), and various first-time buyer assistance programs through the Texas Department of Housing and Community Affairs and the City of Austin itself. Each program carries its own specific qualification rules, funding caps, and property-eligibility restrictions, worth reviewing directly with a lender early in your search rather than assuming a given program automatically applies to any home you're considering.

Commute Time Deserves The Same Scrutiny As Price

A home's listed distance from downtown or a major employer rarely tells the full commute story; actual drive time depends heavily on which specific route a home funnels you toward and when you're actually traveling. I've written a detailed breakdown of exactly this for one common route, the drive from Cedar Park into downtown Austin, and the same principle, test the real route at the real time before committing, applies regardless of which specific suburb or neighborhood you're evaluating.

Evaluating A Specific Listing

Given how much Austin home prices vary by specific neighborhood and even specific block, ground your evaluation in genuinely recent, comparable closed sales for the exact area and home type you're considering, rather than a broad citywide average. Ask directly about the age of major systems on any established home, and never skip a professional inspection during your Texas option period regardless of how well a home presents cosmetically.

Structuring A Competitive Offer

Even in today's more buyer-favorable market, well-priced, well-located homes still move quickly. A fully underwritten pre-approval, clean terms, and a realistic option period all strengthen your offer independent of price, and in a genuinely competitive situation, appraisal gap coverage and a shorter but achievable option period can make a real difference.

Condos, Townhomes, And The HOA Question

Beyond downtown high-rises, condos and townhomes appear throughout Austin's suburbs and inner neighborhoods as a lower-maintenance alternative to a detached single-family home. Nearly every one of these comes with mandatory HOA membership and monthly dues, and Texas law requires sellers to provide specific HOA disclosure documents, current dues, any pending special assessments, and the association's governing rules, before closing. Review these documents carefully rather than treating them as routine paperwork, since dues and rules vary meaningfully between associations even for similarly priced units.

Timing Your Search Around Seasonal Patterns

Austin's housing market follows a genuine seasonal rhythm: spring and early summer typically bring the most new listings and the most buyer competition, while fall and winter tend to bring less inventory but also less competition and more room to negotiate. Neither season is universally "better," a motivated seller in December can be more flexible on price than a similar seller fielding multiple offers in May, so weigh your own timeline and priorities against these patterns rather than assuming you must buy during the busiest months to find the right home.

Working With A Buyer's Agent On A Citywide Search

Searching "homes for sale in Austin" broadly, rather than starting with a single neighborhood, benefits from having an agent who can help you narrow a genuinely large metro area down to the handful of neighborhoods, suburbs, and price points that actually fit your specific priorities. A good starting conversation covers your realistic budget including property tax and HOA dues, your commute tolerance, your school-district needs if applicable, and how much you value historic character versus new construction, before you start touring individual homes.

Who Austin Actually Fits

Austin fits buyers drawn to its combination of no state income tax, a diverse job market spanning tech, government, and education, and genuinely varied neighborhood character from historic Central Austin to newer suburban master-planned communities. It's worth an honest look at your own priorities, commute tolerance, school-district needs, historic character versus new construction, before assuming any single area is automatically the right fit.

A Note On Using Online Estimates

Automated home-value estimates from major listing sites are a reasonable starting point, but they're built from public records and recent comparable sales rather than a firsthand look at a specific home's actual condition, updates, or the particular block it sits on. Treat any online estimate as a rough range rather than a precise figure, and lean on genuinely recent, comparable closed sales pulled directly for your specific area when you're actually pricing an offer or evaluating a listing's asking price.

Bringing It All Together

Homes for sale in Austin TX span a genuinely wide range, from the Austin metro's roughly $440K median down 20-25% from 2022's peak, to Central Austin's $600K-$800K+ historic neighborhoods, to more affordable suburban options in Round Rock and Georgetown. Understanding which specific area, price tier, and property type actually fits your priorities matters more than treating "Austin" as a single market.

Whether you're just starting your search or ready to make an offer, I'm glad to walk you through current listings and how specific areas genuinely compare for your situation. You can browse current listings on my website or through my app.

Written for buyers and sellers in the Greater Austin, Texas area by Robbie English, REALTOR, Broker at Uncommon Realty.