C.J. and I have stayed busy since last month’s Market Update, closing several properties and bringing another home to market.

At the ranch, everything remains unusually green for July after another couple of inches of rain last week. We are grateful for the water flowing through the creek and helping replenish the aquifers beneath us.

Before getting into this month’s housing numbers, we also invite you to visit Real Stories | Real Results, one of the most visited sections of our website.

These stories offer an enjoyable way to get to know us and see how preparation, positioning, negotiation, and experience affect real transactions. They share the decisions, challenges, and lessons behind the results—not simply the closing. 

[Explore Real Stories | Real Results]

We hope you enjoy the stories.

And now, here is our July 2026 Central Texas Market Update.

Central Texas activity continued to improve during the first half of 2026

The latest housing report covers June activity and the first six months of 2026 throughout the Austin–Round Rock–San Marcos metropolitan area.

The most encouraging number was the continued increase in closed sales. Through the first half of the year, 15,698 homes closed, representing a 4.8% increase compared with the same period in 2025.

That puts Central Texas on a possible path toward its first year of positive sales growth in several years.

June also produced 2,961 closed sales, an increase of 0.6% from last June. That monthly increase is modest, but when combined with the stronger year-to-date performance, it reinforces the broader improvement we have been seeing in buyer activity.

Pending sales remain one of the strongest indicators

Pending sales increased 13.2% in June, reaching 2,994 pending transactions.

Pending sales offer an early indication of future closings because they represent properties that have gone under contract but have not yet completed the sale.

The continued growth in pending activity suggests that more buyers are moving forward despite ongoing economic uncertainty. When pending sales and closed sales rise together, it generally points to strengthening demand rather than a temporary fluctuation in completed transactions.

Prices remain more moderate

The year-to-date median sales price declined 2.4% to $425,000.

Moderating prices, combined with greater transaction activity, are helping create more balanced opportunities for buyers. Some buyers who were previously priced out of the market may now find more workable options, particularly when combined with seller concessions or improved negotiating leverage.

For sellers, the change in pricing reinforces the importance of evaluating today’s market rather than relying on values established during stronger conditions several years ago.

Well-prepared homes can still attract buyers and achieve successful outcomes.

However, pricing and positioning must reflect current competition, property condition, location, and buyer expectations.

Early signs of a healthier market

June also brought several encouraging shifts: Inventory tightened. Homes sold more quickly. The monthly median price increased compared with June of last year. Pending and closed sales continued to grow.

One month does not establish a permanent trend, but these indicators suggest the Central Texas market is continuing to build on the gradual progress seen over the past year.

What this means for sellers

The market is improving, but it is not forgiving.

Buyers have choices, and they are comparing condition, presentation, location, price, and overall value carefully.

Sellers who prepare thoroughly and position their homes correctly are still achieving strong results. 

Those who begin above the market range often lose valuable early attention and eventually face a more difficult adjustment.

Pricing is not simply selecting a number before a home is listed. It is an ongoing process of evaluating buyer response, competing properties, showing activity, and market movement.

What this means for buyers

Buyers are encountering a market with more opportunity than existed during the highly competitive years.

Prices have moderated, choices remain available, and many sellers are willing to negotiate when an offer is well structured.

However, rising pending sales indicate that demand is strengthening. Desirable homes that are priced appropriately can still move quickly.

Buyers benefit from being prepared financially, understanding the local market, and evaluating each property with a clear view of condition, future costs, resale considerations, and negotiating opportunity.

Our perspective

The first half of 2026 reflects a market that appears to be moving in a healthier direction.

Buyer activity is growing.

Closed sales are increasing.

Prices have moderated.

Inventory and marketing times may also be beginning to improve.

That does not mean every neighborhood or property type is experiencing the same conditions.

Central Texas remains a collection of highly localized markets, and results can vary considerably from one community—or even one street—to another.

After more than 800 closed transactions since 2000, we have learned that changing markets do not eliminate opportunity. They make good judgment, informed strategy, and disciplined execution even more important.

Preparation. Positioning. Negotiation. Results.

Pfau & Company Realtors Serving Williamson, Burnet, and Travis counties and surrounding Central Texas Hill Country communities.