Where Austin Metro Buyers Are Actually Winning Right Now

The Austin metro has 15,345 single-family homes for sale.

That's the headline number. But it's not the story.

The real story is the gap between what sellers are asking and what buyers are actually paying.

The Headline Number

In almost every submarket, median list price is sitting well above median close price. That gap is the negotiation room. Here's where it's widest:

• Leander — $537K list, $445K close. ~17%.
• Georgetown — $518K list, $450K close. ~13%.
• Pflugerville — $425K list, $375K close. ~12%.
• Austin — $699K list, $625K close. ~11%.
• Round Rock — $465K list, $415K close. ~11%.

Five cities where buyers are routinely closing 10–17% under asking. That isn't anecdotal. That's median behavior.

Where the Market Is Tighter

Not every city is bleeding. Some submarkets are pricing close to where they close:

• Kyle — $349K list, $335K close. ~4%.
• Cedar Park — $525K list, $500K close. ~5%.
• Hutto — $370K list, $351K close. ~5% — and the only city in this dataset showing a confirmed downward trend in pricing.

In these markets, lowballing wastes time. Sellers are already pricing realistically and homes are moving.

The Outlier: Buda

Buda is the outlier.

Median list is $399K. Median close is $439K.

Homes are closing above asking.

That usually means one thing: demand is outpacing supply at specific price points.

If you're buying in Buda, expect to compete — not negotiate.

If You're Buying

Don't shop based on list price.

Shop based on what comparable homes actually closed for in the last 30 days.

In Leander, Georgetown, Pflugerville, Round Rock, and Austin, that number is consistently lower than asking.

The list is the seller's hope. The close is the market's answer.

If You're Selling

The first 7–14 days determine everything.

If you're overpriced, the market will correct you — fast.

Price to where homes are closing, not where they're listed.

Hutto is already trending down. If you're listing there, price at the close median, not the list median.

The Metro at a Glance

City	Active	Median List	Median Close	Gap
Austin	2,694	$699K	$625K	−11%
Georgetown	1,100	$518K	$450K	−13%
Leander	588	$537K	$445K	−17%
Kyle	483	$349K	$335K	−4%
Liberty Hill	464	$597K	$550K	−8%
Pflugerville	442	$425K	$375K	−12%
Round Rock	434	$465K	$415K	−11%
Hutto	363	$370K	$351K	−5% ↓
Buda	271	$399K	$439K	+10%
Manor	248	$361K	$329K	−9%
Cedar Park	192	$525K	$500K	−5%

Across most of the Austin metro, buyers are closing 10–17% below asking — except in tighter submarkets like Kyle, Cedar Park, and Hutto, and the Buda outlier where homes are closing above ask.

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Pulled directly from MLS listing activity as of May 1, 2026. Single-family residential for-sale only — no condos, townhomes, land, leases, or commercial. Search any city above at readyfrontrealestate.com.