Austin Home Prices by ZIP Code (2026): Median Sale Price, Price Per Square Foot and Days on Market

I am Johnny Ronca, a SERHANT. Luxury Associate Broker here in Austin. Twenty-plus years in this market, 300+ closings, and I have lived here since 2000. Every number on this page came out of the MLS on September 22, 2026: closed sales only, single-family only, Unlock MLS records only. No Zestimates, no portal models, no market snapshot recycled from a year-old press release.

Portal estimates and MLS closings disagree constantly in Austin, and the reason is simple. Portals model what a home might sell for. The MLS records what a buyer actually paid. When those two numbers diverge by 10 or 20 percent in a ZIP code that only closes 80 homes a year, it is the model that is wrong, not the market.

What is the median home price in Austin by ZIP code in 2026?

Across the ZIP codes below, trailing-12-month medians run from $369,990 in 78747 to $2,050,000 in 78746.

Here is the west and lake side of town first — Westlake, Barton Creek, Steiner Ranch, Lakeway, Bee Cave and Spicewood — because that is where the price spread inside a few miles is widest.

Closed single-family sales, 9/23/2025–9/22/2026, compared with 9/23/2024–9/22/2025. Source: Unlock MLS.

Two things jump out. First, 78746 is the only Westlake-area ZIP where price and volume both rose year over year. Second, the per-foot spread is enormous: $582 in 78746 against $272 in Steiner Ranch and $283 in Bee Cave, which are fifteen and twenty minutes away. You are not buying square footage in 78746. You are buying the Eanes ISD attendance zone, the drive time and the land.

What do central Austin ZIP codes cost in 2026?

Central Austin medians run from $700,000 in 78702 and 78751 up to $1,691,000 in 78703.

Closed single-family sales, trailing 12 months. Source: Unlock MLS.

Tarrytown and Old Enfield sit inside 78703, the only central ZIP trading above $600 a foot. Zilker and Travis Heights inside 78704 are close behind at $580, and 78704 has more than twice the volume, which makes it a far easier market to price a home in. Northwest Hills at $456 a foot is the value play among the established central neighborhoods.

Which Austin ZIP codes are still under $600,000?

Southeast Austin, Pflugerville, far south Austin, Leander, Cedar Park, Round Rock and Georgetown all closed with medians under $600,000 over the last 12 months.

Closed single-family sales, trailing 12 months. Source: Unlock MLS.

Leander (78641) and Georgetown (78628) are the two highest-volume affordable markets in the metro, at 1,229 and 983 closings in a year, and both are running 56 to 67 median days on market. High volume plus long market time is the classic profile of a place where a buyer can negotiate. Cedar Park at 32 days is noticeably tighter, and 78729 at 15 days is the fastest market on this entire page.

Where does the Austin mid-market sit, from $600,000 to $900,000?

Closed single-family sales, trailing 12 months. Source: Unlock MLS.

Circle C at 15 median days is the fastest-moving mid-market ZIP on this list, and it closed at 98% of original list price. Belterra and Dripping Springs give you the most house per dollar, at the cost of a longer commute. Great Hills and Avery Ranch split the difference on drive time.

Is it a buyer’s market or a seller’s market in Austin right now?

It depends entirely on the ZIP code. Supply runs from 3.0 months in 78731 to 16.8 months in Spicewood.

Months of supply is the cleanest single read on negotiating leverage: take the homes for sale today and divide by the average monthly closing pace over the last year. Under roughly four months is a seller’s market. Four to six is balanced. Over six months, buyers set the terms.

Active single-family listings as of September 22, 2026, divided by the trailing-12-month closing pace. Source: Unlock MLS.

That Spicewood number is not a typo. 244 homes are listed and the ZIP has been closing about 14.5 a month, which is nearly a year and a half of standing inventory. If you are buying in Spicewood or around Lake Travis right now, you have leverage that simply does not exist in Northwest Hills or Barton Creek. If you are selling there, price is the entire strategy and the first three weeks are the whole negotiation.

Why do Zillow and Redfin show different Austin numbers than this?

Because portals publish modeled estimates over blended geographies, and this page publishes closed MLS sales over a fixed window.

Three differences account for nearly all of the gap. Portals often blend condos, townhomes and single-family into one median, while every table here is single-family only. Portals usually report a rolling three-month window, which in a thin luxury ZIP can swing twenty percent month to month on a handful of trades. And a portal home-value index estimates the value of every home in an area, sold or not, which is a fundamentally different number from what actually sold.

None of that makes portals useless. It makes them a starting point. When the number is going to decide whether you list at $1.9M or $2.1M, it needs to come from closed comparable sales in the MLS, adjusted for your lot, your condition and your view.

How should I use these numbers when I buy or sell?

If you are selling, find your ZIP, look at the median days on market and the close-to-original-list figure, and price so you are the best value in your band during the first ten days. In the Austin of 2026 those first ten days are the whole negotiation. Homes that need two price cuts are closing five to eight points under original list.

If you are buying, use months of supply to decide how hard to push. In a three-month ZIP your leverage is in terms, not price: closing date, leaseback, repairs. In a seven-to-seventeen-month ZIP, price is genuinely negotiable, and so are closing costs and a rate buydown.

Frequently asked questions

What is the median home price in Austin, Texas in 2026?

There is no single useful answer, which is the whole point of this page. Over the 12 months ending September 22, 2026, closed single-family medians ran from $369,990 in 78747 to $2,050,000 in 78746. Central Austin ZIPs clustered between $700,000 and $1.69M, and the suburbs ran $390,000 to $515,000.

Which Austin ZIP code is the most expensive?

78746 — Westlake, West Lake Hills and Rollingwood — at a $2,050,000 median close and $582 per square foot over the trailing 12 months. 78703 is second at $1,691,000, and it is actually the highest per-foot ZIP in central Austin at $680.

Which Austin ZIP code is the least expensive?

Of the ZIPs tracked here, 78747 in southeast Austin at a $369,990 median and $193 per square foot, followed by Pflugerville at $390,000 and far south Austin at $419,999.

Are Austin home prices going up or down in 2026?

Both, depending on the submarket. Against the prior 12 months, 78733 rose 9.2 percent, 78738 rose 4.7 percent and 78746 rose 4.6 percent, while 78735 fell 5.4 percent, 78734 fell 3.7 percent and 78732 fell 3.4 percent. Days on market improved nearly everywhere, which historically leads price.

What is a good price per square foot in Austin?

It is entirely location-driven. Across the ZIPs on this page the trailing-12-month range was $185 per square foot in Pflugerville to $680 in 78703. Inside Westlake, $582 was the 78746 median; pool homes in 78746 and 78733 closed near $594 a foot and non-pool homes near $513.

How many months of inventory does Austin have?

It varies by ZIP far more than most reports admit. As of September 22, 2026, Northwest Hills sat at 3.0 months, Westlake at 4.4, Lakeway at 7.3 and Spicewood at 16.8. A metro average hides exactly the differences that decide your negotiation.

Is now a good time to buy a house in Austin?

If you are buying where supply is six months or more, which today means Lakeway and Spicewood, you have real negotiating room and that does not last forever. If you are buying in a three-to-four-month ZIP, compete on terms and move fast. The bigger question is holding period: under three years, transaction costs usually outweigh appreciation.

Do these numbers include condos and townhomes?

No. Every ZIP table here is closed single-family only. Condos are a separate market. For context, downtown 78701 condos closed at a $640,625 median and $687 per square foot over the same 12 months, with volume up and median price down year over year.

How often do you update this page?

I re-pull the ZIP tables from Unlock MLS monthly. This edition was pulled September 22, 2026. If you want current numbers for one street or subdivision instead of a whole ZIP, text me and I will run it.

Can you send me the comparable sales for my house?

Yes. I will pull every closed sale in your subdivision for the last 12 months, filter to homes of similar size, age and condition, and walk you through what they mean for your list price or your offer. That is a conversation, not a listing pitch.

Source: Unlock MLS (ACTRIS) closed-sale data, pulled September 22, 2026. Figures are medians for closed single-family sales unless stated otherwise. Months of supply is calculated from active listing counts as of September 22, 2026 divided by the trailing-12-month closing pace. Market statistics are reported in aggregate and are not a substitute for a written valuation of a specific home.