Is the Central Texas Housing Market Still Favoring Sellers?

If you’re thinking about selling a home in Central Texas, you may be wondering: Is this still a seller’s market—or has the market finally shifted toward buyers?

The honest answer is: Central Texas is no longer the easy seller’s market we saw a few years ago.

Today’s market is much more balanced, and in some areas buyers have gained a meaningful amount of negotiating power.

But that does not mean homeowners have to settle for a low offer or wait indefinitely to sell.

It means sellers need a smarter strategy.

And in Hays County, Kyle, Buda, San Marcos and surrounding Central Texas communities, the difference between a home that sells quickly and one that sits on the market can often come down to pricing, presentation and negotiation.

What Does the Current Central Texas Housing Market Look Like?

The latest August 2026 data from Unlock MLS gives us a good snapshot of the Austin-Round Rock-San Marcos metropolitan area.

There were 13,676 active homes for sale, which was 6.5% lower than August 2025.

The market had approximately 5.1 months of inventory, down from 5.5 months a year earlier. The median sales price was $412,000, down 6.4% from the previous year, while homes were selling for an average of 93.2% of their original list price.

That is important.

Inventory is not exploding across Central Texas.

In fact, the number of active listings in the broader Austin-Round Rock-San Marcos MSA was lower than a year ago.

However, that doesn't automatically make it a seller's market.

Why?

Because buyers are taking longer to make decisions, interest rates remain a major affordability factor, and sellers are competing harder for qualified buyers.

What About Hays County?

This is where local market knowledge becomes especially important.

In Hays County, August 2026 data showed:

1,860 active listings
Active listings were 1.7% lower than August 2025
5.5 months of inventory
Months of inventory were 1 month higher than the previous year
Median sales price was $355,000
Homes sold for an average of 93.0% of list price
Residential sales were down 8.1% year over year

So while Central Texas inventory has actually declined in some areas, Hays County is giving buyers more breathing room than they had during the peak seller's-market years.

That is a very different environment from 2021 or early 2022.

So, Is It a Buyer's Market or a Seller's Market?

I would describe today's Central Texas market as much closer to balanced than a traditional seller's market.

Texas REALTORS® and the Texas Real Estate Research Center generally consider roughly four to five months of inventory to represent a balanced market.

The statewide market was at 5.4 months of inventory in the second quarter of 2026, while the Central Texas MSA was at 5.1 months in August. Hays County was slightly higher at 5.5 months.

That gives buyers more choices and more negotiating power.

But there is another side to the story.

Well-priced homes that show well can still attract serious buyers.

The market is not telling homeowners, “Don't sell.”

It is telling sellers:

“You need to sell strategically.”

What Does a Balanced Market Mean for a Homeowner's Bottom Line?
This is one of the biggest misunderstandings I hear from homeowners.

A balanced market doesn't necessarily mean your home is worth less.

It means you have less room for error.

When buyers have more choices, they are more likely to:

Compare your home against competing listings
Negotiate the price
Ask for seller-paid closing costs
Request repairs after the inspection
Ask for a rate buydown
Take their time before making an offer
Walk away from a home that appears overpriced
In other words, your list price matters more than ever.

Pricing a home $25,000 too high doesn't necessarily give you $25,000 more money.

It can actually cost you money if the home sits on the market, becomes stale and eventually requires a price reduction.

The Cost of Sitting on the Market

Here's the part many homeowners don't consider.

Let's say you list your home at $500,000 when the market supports something closer to $475,000.

At first, you might think:

“I'll start high and see what happens.”

But after several weeks without a serious offer, buyers may begin wondering:

“What's wrong with it?”

Eventually, you may have to reduce the price.

And by then, you've potentially lost valuable time and negotiating leverage.

Current Texas data shows that homes are taking longer to sell than they did a year ago. Texas homes averaged 65 days on market in Q2 2026, three days longer than the previous year.

The lesson is simple:

The goal isn't to be the highest-priced home in the neighborhood. The goal is to be the home buyers choose.

What About Kyle, Buda and San Marcos?

Central Texas isn't one giant real estate market.

Kyle isn't exactly the same as Buda. Buda isn't exactly the same as San Marcos. And a home in one subdivision can perform very differently from a similar home a few miles away.

For example, current Realtor.com data shows Buda with a median of about 71 days on market and 679 active listings in September 2026. Realtor.com classifies Buda as a buyer's market, with homes selling for about 97% of asking price on average.

Hays County overall had approximately 4,550 active listings in September, with a median of 78 days on market. Median listing prices were down 11.6% year over year.

That is why a homeowner shouldn't rely on a national housing headline—or even a countywide average—to determine what their individual home is worth.

Your neighborhood matters.

Your home's condition matters.

Your lot matters.

Your floor plan matters.

Recent comparable sales matter.

And most importantly, what buyers are doing right now in your specific price range matters.

What Does This Mean If You're Thinking About Selling?

If you're considering selling your home in Kyle, Buda, San Marcos or anywhere in Hays County, I wouldn't recommend simply putting a number on the house and hoping for the best.

I recommend starting with a realistic picture of your potential net proceeds.

That means looking at:

Recent comparable sales
Current competing homes
Homes that failed to sell
How long comparable homes are taking to sell
Your home's condition
Improvements that actually matter to today's buyers
Potential seller concessions
Closing costs
Your estimated mortgage payoff
Your realistic bottom line
Because the question isn't simply:

“What can I list my house for?”

The better question is:

“How much money can I realistically put in my pocket—and how long will it take to get there?”

Should You Sell Now or Wait?

This is where having a local real estate professional can make a significant difference.

If you don't need to sell immediately, we can look at your options.

If you need to sell because you're relocating, downsizing, buying another home, handling an inherited property or simply ready for a change, we can build a strategy around your timeline.

And if selling doesn't make financial sense right now, I'd rather tell you that than push you into a transaction that isn't right for you.

That's the way I approach real estate.

Thinking About Selling in Central Texas?

Allen Deaver of Asset Realty is here help homeowners throughout Kyle, Buda, San Marcos, Hays County and surrounding Central Texas understand what their home could realistically sell for in today's market.

If you're curious about your home's value, I offer a free, no-obligation home value and market analysis.

I'll look at your neighborhood, recent sales, current competition and your home's condition—and help you understand what the numbers could mean for your bottom line.

No pressure. No obligation. Just an honest conversation about your options.

Call or text Allen Deaver of Asset Realty Today at 512-791-4543.

How Does the Central Texas Housing Market Look