A Little More Movement in the Central Texas Market

At the ranch, as in much of Central Texas, we could certainly use some rain.

The real estate market, however, showed a little more movement in July.

From our own perspective, we have been busy with preliminary listing conversations. Some homeowners are preparing to sell soon, while others are beginning to explore their options well before making a final decision.

Several sellers are also considering our new Flex Listing Program, which allows them to test the market before they are ready to go fully live—without accruing days on market.

July Sales and Pending Contracts Increased

Residential sales increased 4.4% across the Austin–Round Rock–San Marcos metropolitan area compared with July 2025, according to the latest Central Texas Housing Report from Unlock MLS.

Pending sales also increased 4.1%, indicating that buyer activity continued into the latter part of the summer.

At the same time, the number of active listings declined 9.9%, while months of inventory fell from 5.8 months last July to 4.7 months this July.

July 2026 Central Texas Housing Numbers

2,739 residential properties sold — an increase of 4.4%

$435,000 median sales price — an increase of 1.0%

4,280 new listings — a decline of 2.8%

13,796 active listings — a decline of 9.9%

2,833 pending sales — an increase of 4.1%

4.7 months of inventory — 1.1 months lower

$1.6 billion in total sales volume — an increase of 6.9%

93.7% average close-to-list-price ratio — compared with 93.0% last July

All comparisons are year over year.

What the Numbers May Be Telling Us

The combination of increased sales, more pending contracts and fewer active listings represents encouraging movement. Prices remained relatively stable, suggesting that the improvement was driven more by transaction activity than by rapidly rising values.

This does not mean every property will sell quickly—or that buyers are no longer negotiating. An average close-to-list-price ratio of 93.7% shows that buyers remain price-conscious and that sellers still need to position their properties carefully.

Preparation, pricing and presentation continue to influence which properties attract serious attention and which remain on the market.

Every Property Has Its Own Market

Regional statistics provide helpful context, but they do not determine what will happen with a particular property. Location, condition, competition, price range and presentation can produce very different results—even within the same community.

If you are considering selling, whether soon or sometime down the road, we would be glad to help you understand your property’s position in the current market and whether our Flex Listing Program may be appropriate for you.

Pfau & Company Realtors

Preparation. Positioning. Negotiation. Results.

Source: Unlock MLS, July 2026 Central Texas Housing Report.