Austin, TX
Buyer's marketSoftening prices and 72% of homes selling below list — Austin is one of the cleaner buyer markets in the country right now.
DATA · Zillow Research (via scrape.do) · AS OF APRIL 2026
| Detail | Value | Detail | Value |
|---|---|---|---|
| Median list price | $566,333 | Median sale price | $542,358 |
| Sale-to-list ratio | 0.975 | % sold below list | +71.7% |
| Active inventory | 4,748 | New listings | 1,422 |
How Austin has moved.
Austin sits at a median home value of $511,264 as of the latest Zillow read, down 5.7% year-over-year — a meaningful softening that’s putting deal flow back on the table for cash buyers.
The sale-to-list ratio sits at 0.975, and 71.7% of closed sales are landing below list. That’s a clear buyer’s market — sellers are negotiating, and motivated-seller direct mail is converting at rates we haven’t seen since 2014.
Rents are the weak side of this market. ZORI is $1,567/mo against a $511k median — a 3.68% gross yield isn’t enough to make most BRRRRs cash-flow at today’s debt costs. Plan to exit, not hold.
Median days-on-market is running around 36 days against 4,747.667 active listings. Pace is moderate — neither chaos nor stagnation. Standard wholesaling cadences work here.
MDR’s composite investor score for Austin is 62/100 based on rent yield, sale-to-list discount, motivated-seller proxies, and DOM. Solid mid-tier. A disciplined operator can build a real book here; a tourist will get hurt.
The same data, five operator lenses.
Lead lists, sourcing channels, and disposition strategies tuned to the local market.
ARV math, rehab scope, and exit timing for the local buyer profile.
Buy-rehab-rent-refi-repeat math tuned to local rents, prices, and DSCR.
Buy-and-hold rental analysis tuned to local rents, taxes, and tenant mix.
Subject-to, seller financing, wraps, and lease-options sized for the local market.
Austin for investors.
Is Austin a good market for real estate investors in 2026?
Metro Deal Report's composite investor score for Austin is 62/100, based on rent yield, sale-to-list ratio, motivated-seller proxies, and days on market. Austin is a solid mid-tier market — workable for disciplined operators but not a top-of-list pick.
What is the median home price in Austin?
The typical home value in Austin as of the most recent Zillow read is $511,264. Median list price is $566,333 and median sale price is $542,358. Year-over-year change: -5.7%.
What can a landlord expect to rent a property for in Austin?
Zillow's Observed Rent Index for Austin is $1,567/mo. Against the typical home value of $511k, that produces a gross annual rent yield of 3.68% — below the national 4-5% baseline, which makes BRRRR difficult at today's debt costs.
Is Austin a buyer's or seller's market?
Austin's current sale-to-list ratio is 0.975 with 71.7% of homes closing below list. That's a clear buyer's market — sellers are negotiating. Median days on market: 36 days. Active inventory: 4,748 listings.
Which investment strategy works best in Austin?
Austin's data favors a mixed approach — no single strategy dominates, so selective deal sourcing wins. See the per-strategy breakdowns at /wholesaling/austin, /brrrr/austin, and /flipping/austin.
Loan options for Austin properties.
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