As we move closer to the busy spring real estate season, the latest housing data from the Austin-Round Rock region shows a market that is gaining renewed momentum while continuing to normalize after the intense swings of the past several years. The February 2026 numbers reflect a market where buyers and sellers are increasingly finding common ground, which is a positive sign for both sides of the transaction.
According to the latest Central Texas Housing Report, pending sales rose to 2,690 transactions in February, up 13.9% year over year, indicating that buyer activity is picking up as the spring homebuying season approaches. At the same time, the close-to-list price ratio improved from 90.6% in December to 92.0% in February, suggesting that buyers and sellers are coming closer into alignment on pricing expectations.
At The Cummings Team®, we’re seeing many of these same trends play out locally in Leander and across Williamson County.
Austin–Round Rock MSA: Month-Over-Month Snapshot
Looking at the February numbers compared to January across the broader metro area:
- Median Sales Price: $412,000 (↑ 2.8%)
- Closed Sales: 1,887 homes (↑ 17.0%)
- Average Days on Market: 91 days (↑ 2 days)
- Months of Inventory: 6.5 months (↑ 2.5 months)
- New Listings: 3,861 homes (↑ 10.1%)
- Active Listings: 10,000 homes (↓ <1%)
- Pending Sales: 2,690 homes (↑ 12.7%)
The biggest takeaway here is that activity is accelerating as we head toward spring. More homes are coming onto the market, but buyers are also stepping in, which is exactly what we expect to see as the seasonal buying cycle begins.
For buyers, the increase in inventory means more choices and time to make thoughtful decisions. Homes are still taking about three months on average to sell, significantly slower than the pandemic-era pace, allowing buyers to negotiate more confidently.
For sellers, the rise in pending sales signals growing demand. Well-priced homes that show well are still attracting strong attention.
Year-Over-Year: What the Austin Market Looks Like Compared to 2025
Comparing February 2026 to February 2025 across the metro area provides helpful context for the longer-term trend.
- Median Sales Price: $412,000 (↓ 3.6%)
- Closed Sales: 1,887 homes (↓ 3.6%)
- Average Days on Market: 91 days (↑ 8 days)
- Months of Inventory: 6.5 months (↑ 1.1 months)
- New Listings: 3,861 homes (↓ <1%)
- Active Listings: 10,000 homes (↓ 4.8%)
- Pending Sales: 2,690 homes (↑ 13.9%)
This data reinforces what we’ve been discussing with many of our clients: the Central Texas housing market is settling into a more balanced, sustainable environment.
Active listings across the metro fell to about 10,000 homes (down roughly 4.8% from last year), even as buyer demand has started to increase again.
In other words, buyers are returning faster than new inventory is arriving, helping stabilize the market.
Williamson County: A Closer Look at Our Local Market
Since The Cummings Team® works extensively throughout Leander and Williamson County, it’s important to understand how the local numbers compare.
Year-over-year for February 2026 in Williamson County:
- Median Sales Price: $395,850 (↓ 5.4%)
- Closed Sales: 663 homes (↓ 1.8%)
- Average Days on Market: 90 days (↑ 10 days)
- Months of Inventory: 5.8 months (↑ 1.1 months)
- New Listings: 1,141 homes (↓ 5.5%)
- Active Listings: 3,109 homes (↓ 1.6%)
- Pending Sales: 903 homes (↑ 17.1%)
The most encouraging sign locally is the sharp increase in pending sales, suggesting that buyer activity is gaining momentum here as well.
With inventory approaching six months, Williamson County is hovering near what economists consider a balanced housing market, where neither buyers nor sellers have a significant advantage.
What This Means for Buyers
If you’re thinking about buying a home in Leander or the surrounding Central Texas area, the current environment presents several advantages:
More inventory means more options.
The days of having to rush into a decision within hours are largely behind us.
Negotiation opportunities are back.
Sellers are paying closer attention to pricing and condition, creating opportunities for buyers.
Timing still matters.
As pending sales increase, competition could strengthen heading deeper into the spring season.
What This Means for Sellers
While the market has normalized, well-prepared sellers are still seeing strong results.
Key strategies include:
Pricing correctly from the start.
Buyers today are highly informed and compare homes carefully.
Presentation matters more than ever.
Professional photography, staging, and strategic marketing can significantly influence how quickly a home sells.
Working with an experienced agent is crucial.
Navigating a balanced market requires a different approach than during the rapid-fire markets of 2020-2022.
As Paul and Rebekah Cummings often tell their clients:
“The market today rewards preparation and strategy. Sellers who price their homes thoughtfully and present them well are still seeing strong results, while buyers finally have the opportunity to make confident, informed decisions.”
Our Perspective at The Cummings Team®
From our vantage point, working with buyers and sellers throughout Leander, Liberty Hill, Cedar Park, and the greater Central Texas region, this market feels far more stable and predictable than the extremes we experienced just a few years ago.
As Paul and Rebekah Cummings explain:
“What we’re seeing right now is a healthier real estate environment. Inventory levels and buyer demand are starting to balance out, which creates opportunities for both buyers and sellers when the right strategy is in place.”
With the spring market approaching, we expect continued activity across Central Texas, especially in high-growth communities like Leander, where strong schools, new development, and job growth continue to attract buyers.
At The Cummings Team®, our role is to help you interpret the numbers, anticipate the next move, and create a strategy that aligns with your goals, not just the headlines. 📞 Reach out to The Cummings Team® today!