The 2026 Central Texas Market, Plainly
Jeanette Spain
21-year Air Force veteran. Central Texas Realtor.
The short answer
Inventory is up. Days on market are longer. Sellers are negotiating again. That's the macro picture for Central Texas in 2026. What it means for you depends entirely on which city you're looking at and what price range you're in. The market is not monolithic.
The macro picture
Central Texas entered 2026 with more active listings than it's seen since 2020. Days on market has extended from the 7–14 day pandemic-era norm to 30–60 days in most mid-range price bands. Sellers who priced based on 2024 or 2025 comps without adjusting are sitting, reducing, and sitting again. That is a buyer's market condition in many segments, though it varies significantly by city and price point.
What buyers can do now that they couldn't in 2022
- Negotiate price: not just on distressed listings, but as a starting position on most properties
- Request seller concessions toward closing costs, prepaids, and rate buydowns
- Include inspection and financing contingencies without losing the deal to a competing offer
- Take time to inspect thoroughly rather than waiving everything to compete
- Request and receive repair credits from inspection findings without the seller walking away
What this looks like by price range
Entry-level and mid-range ($300K–$500K) remain the most active segments. First-time buyers, VA buyers, and move-up buyers are active here. Competition exists but it's rational — you can include contingencies and negotiate. Above $700K, the market has slowed considerably. Days on market above 60 and price reductions are common. Above $1M, it's meaningfully a buyer's market in most Central Texas cities.
If you've been watching the market and waiting for it to "come down," it already has — in days on market, in negotiation room, and in seller concessions. List prices haven't collapsed, but your leverage has improved significantly. The window to negotiate is now.
What sellers need to hear
Pricing to what actually sold in the last 60 days within a mile of your property — not your 2022 Zillow estimate — is the difference between selling in 30 days and reducing twice in 90 days and still selling at a lower number. Sellers who price correctly in this environment are still getting strong outcomes. Sellers who price to peak 2022 values are not.
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