Austin, TX 78746 Real Estate Market Report

ZIP Code: 78746
Report Date: February 2026
Market Temperature: COLD
Scope: Single-Family Residential (SFR) listings and comps only

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Executive Overview

As of February 2026, the real estate market in Austin, TX (ZIP: 78746) is characterized by a median sold price of $2,200,000, reflecting a significant adjustment in market dynamics. This price indicates a cooling trend, with the market transitioning from previous highs. The overall market appears to be normalizing after a period of overheating, as evidenced by the 286 days on market, which suggests slower sales velocity and extended timeframes for transactions.

With elevated inventory levels relative to sales activity, the market is experiencing a shift towards a more balanced environment, despite ongoing population growth and a robust tech sector. The median listing price stands at $2,750,000, indicating a notable gap between seller expectations and current buyer activity. This disparity may contribute to the observed down trend in prices year-over-year, as the market adjusts to current economic conditions and elevated interest rate pressure.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

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Property Taxes

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Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

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Market Trends & Context

Understanding Market Temperature

A Cold market indicates weak buyer demand relative to available inventory, typically characterized by declining or flat prices, extended days on market, and elevated inventory levels relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in the Austin, TX 78746 area around 5.625% are notably lower than the national average of 6.09% from mid-February 2026, presenting a cost opportunity for refinancing.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. The median sold price of $2,200,000 indicates a significant adjustment in market value, reflecting a cooling trend.

2. With 286 days on market, the market is experiencing slower sales velocity, suggesting extended transaction timelines.

3. The median listing price of $2,750,000 shows a notable gap from the sold price, indicating potential pricing friction for sellers.

4. Overall market conditions are described as cold, with a down trend in prices year-over-year, suggesting a shift towards normalization.

5. Elevated interest rate pressure may further influence buyer activity and market dynamics moving forward.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.