📊 ATX MARKET UPDATE March 2026: What the numbers actually say

Every zip is down year-over-year. None are crashing. Here's the real picture:

📍 Leander 78641 - $430K avg · 1,082 homes sitting · 31 sold

📍 Kyle 78640 - $301K avg · 1,368 homes sitting · 22 sold

📍 Round Rock 78681 - $485K avg · 191 homes · 9 sold

📍 South Austin 78745 - $418K avg · 339 homes · 11 sold

📍 NW Austin 78726 - $699K avg · 34 homes · 2 sold

What does that tell us?

✔ Kyle and Leander have over 1,000 homes competing for attention - buyers have leverage they haven't had in years.

✔ Low transaction volume in Round Rock and NW Austin = sellers are still adjusting to the new pricing reality. That's your negotiating window.

✔ Prices are correcting 4–8% from last year. Not a crash. A reset.

This is a negotiation market now. The buyers who win aren't the fastest - they're the most prepared.

+ See a listing with 100+ days on market? That's not a red flag. That's a conversation.

+ Leander and South Austin still have velocity pockets where hesitation costs you.

We track both.

Austin isn't cooling. It's recalibrating. And recalibration creates opportunity, if you know where to look.

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