Preparation. Positioning. Negotiation. Results.

Out at the ranch we finally picked up a good rain — the creek is running again and everything is starting to green up.

On the business side, activity has been steady. We recently put a Georgetown listing under contract, closed another in Lago Vista, and are working with buyers from Bertram to Johnson City while preparing a high-end home in Round Rock for market.

That activity lines up with what we’re seeing across Central Texas — the market is moving, but it is more selective and more price-sensitive than it has been in recent years.

Central Texas Market Update — March & Q1 2026

According to the March and Q1 2026 Central Texas Housing Report released by Unlock MLS, the Austin–Round Rock–San Marcos MSA is showing renewed activity as we move into the spring selling season.

In March: Median home price: $426,220 (lowest March level since 2021) Closed sales: 2,593 transactions (+0.5% year-over-year) Pending sales: 3,357 transactions (+15.4%)

That increase in pending sales is important — it shows buyers are actively stepping back into the market.

First Quarter 2026 Overview

Across the first quarter: Median home price: $415,300 (down 3.4%) Active listings: 33,751 homes (+4.5%) Months of inventory: 5.5 months

Inventory levels have improved, giving buyers more choices and more leverage than we’ve seen in several years.

What This Means in Real Terms

The quarterly data tells part of the story, but the shift from February into March is more telling.

Buyer activity is increasing, but decisions are more deliberate.

Homes that are:

well prepared | realistically priced | thoughtfully positioned

are still attracting attention and moving.

Homes that miss on those points are sitting longer and requiring adjustments. 

A More Balanced Market

We are continuing to move toward more balanced conditions between buyers and sellers.

As noted by Unlock MLS market research advisor Vaike O’Grady:

“Buyers are out there and making moves when the price is right… more attainable pricing is creating new opportunities, especially for first-time buyers.”

That aligns closely with what we are seeing in day-to-day activity.

Our Perspective

This is not a stalled market — it is a more disciplined one.

Preparation, positioning, and pricing matter more than they have in years.

For sellers, that means strategy up front matters.

For buyers, it means more opportunity — but also the need to act decisively when the right property appears.

If you are considering a move and want to understand how preparation, positioning, and negotiation work together to shape the result, we would be glad to talk.