In early February, I met a seller in West Austin who was convinced the market had stalled. She’d read headlines about price drops and assumed her home wouldn’t move. But when we pulled up the latest market report, her perspective shifted.

The February 2026 data showed a balanced market overall, with 6.57 months of inventory across the Austin area. But zooming in revealed a different story: 78749 and 78739 had just 2.11 and 2.47 months of inventory—clear seller’s markets. Meanwhile, 78701 had over 23 months of inventory, giving buyers the upper hand. It’s not just about “the market”—it’s about your zip code.

Homes under $300K are still hot, with low inventory and fast movement. But luxury listings above $2M are sitting longer, with over 20 months of inventory. That’s a signal for strategic pricing and negotiation.

For my seller, the numbers gave her confidence. We listed with precision, staged for impact, and went under contract in days. She didn’t just sell a house—she timed the market with data.

This isn’t a one-size-fits-all season. It’s a zip-code-driven, price-point-sensitive, strategy-first moment. Whether you’re buying or selling, understanding your micro-market is the key to moving with confidence.

Curious about your zip code’s inventory and leverage? Let’s break it down together.

TRAVIS COUNTY

Hays County

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Bringing thousands of visitors to Austin each March, SXSW is one of the world's premier events showcasing music, film and innovative media. From March 2-18, 2026, the internationally-recognized event is going all out with live panels, special events, cinema and much more. Check out our guide to plan your 2026 SXSW experience. 

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