September 2026 Central Texas Real Estate Market Update

September’s Central Texas housing market showed a split picture: home sales slowed in both Williamson and Travis counties, while prices moved in different directions. Williamson County’s median sale price declined year over year. Travis County’s median edged higher. In both, new listings outpaced new contracts, a sign that buyers have more choices and sellers need a clear pricing strategy.

That can feel like a market standing still. But the September numbers show activity continuing, with buyers and sellers adjusting to mortgage rates, monthly costs and uncertainty about what comes next. Here’s what the latest Williamson County and Travis County real estate data says, and how to use it to make a more informed decision.

The charts below use September 2026 Unlock MLS data. The inventory dashboards were captured October 13, 2026, so their “months of supply now” figures are a current snapshot, not September month-end totals.

Williamson County Real Estate Market: September 2026

Williamson County recorded 812 home sales in September, down 6.7% from the same month last year. The median sale price was $390,000, a 3.7% decrease year over year. Total sales volume fell 10.8% to about $363.4 million.

Homes sold for an average of $196 per square foot, down 4.6% year over year. The median time on market was 55 days, four days faster than September 2025.

Here’s the practical takeaway: sale prices softened, but homes did not take longer to sell across the board. Pricing, condition, location and competition still matter. A home can attract a strong buyer even in a slower market when its price and presentation make sense alongside nearby options.

Williamson County September sales and pricing. Source: Unlock MLS snapshot captured October 13, 2026.

Williamson County Buyer Demand and Inventory

In September, Williamson County had 1,090 new listings, up 8.9% from a year earlier. There were 775 new contracts, down 4.6%. That means new supply grew while the number of newly contracted homes eased.

Homes that sold closed, on average, about 2.33% below asking price. The median time on market was 55 days, while the average was 72 days. The gap between median and average is a reminder that market timing varies: some homes sell faster, while others take considerably longer.

Williamson County September buyer demand. Source: Unlock MLS snapshot captured October 13, 2026.

The inventory dashboard showed 5.12 months of supply in Williamson County on October 13, with 4,147 active listings. That is a snapshot taken after September ended, not a September average. It gives buyers a broad sense of the choices available at that point in time, but countywide supply does not tell the whole story. A particular neighborhood, price range or home type may have far more or far less competition.

Williamson County inventory dashboard. “Months of supply now” and active listings are dated October 13, 2026; new listings and new contracts are September figures.

Travis County Real Estate Market: September 2026

Travis County recorded 1,058 home sales in September, down 7.2% year over year. The median sale price was $490,000, up 1.0%. Total sales volume was about $726.8 million, down 3.2% from September 2025.

The average sale price rose 4.3% to $686,933, even as the median price changed only modestly. This does not mean every home gained value. Average prices can move when the mix of homes sold changes, for example if a larger share of higher-priced homes closes in a given month. The median often gives a more useful view of the middle of the market, though neither measure replaces a local comparison of similar properties.

The average sale price per square foot was $300, down 1.3% year over year. Median time on market was about 52 days, nine days faster than the same period last year.

Travis County September sales and pricing. Source: Unlock MLS snapshot captured October 13, 2026.

Travis County Buyer Demand and Inventory

Travis County saw 1,740 new listings in September, up 0.8% year over year. New contracts totaled 1,020, down 5.2%. As in Williamson County, new listings outnumbered new contracts, and demand eased compared with the prior year.

Homes that sold closed, on average, about 3.01% below asking price. Median time on market was 51 days in the buyer-demand report, while average time on market was 69 days. These figures are broad county averages, so a home’s likely timeline and negotiating range depend on its immediate competition.

Travis County September buyer demand. Source: Unlock MLS snapshot captured October 13, 2026.

The October 13 inventory dashboard showed 5.98 months of supply and 6,323 active listings in Travis County. Again, that is a current snapshot, while the new listings and new contracts shown in the same visual are September totals. At nearly six months of supply, buyers may have more room to compare homes and negotiate, though the experience can vary sharply by price point and location.

Travis County inventory dashboard. “Months of supply now” and active listings are dated October 13, 2026; new listings and new contracts are September figures.

What Is Contributing to a More Cautious Market?

The September data shows fewer sales in both counties and fewer new contracts, even as new listings increased or held steady. That pattern points to a market where buyers are taking time to evaluate their options and sellers are competing for attention.

Mortgage rates are one part of the affordability picture. Freddie Mac’s national survey reported the average 30-year fixed mortgage rate at 6.71% on September 3, 7.03% on September 24 and 7.40% on October 8. These are national survey averages, not a quote for any individual borrower. Actual rates depend on the borrower, loan type, down payment, points and other factors. For the latest survey and historical figures, see Freddie Mac’s mortgage rate page. www.freddiemac.com

Buyers are also weighing property taxes, homeowners insurance, maintenance and other monthly expenses. In Central Texas, even a small change in a mortgage rate or a local tax rate can affect a household’s budget and the price range that feels comfortable. Election uncertainty may be part of the conversation for some buyers, but the monthly market data alone cannot tell us that it caused the slower pace.

A Local School Tax Election Example

One local example is Georgetown ISD’s Proposition A, scheduled for the November 3, 2026 ballot. GISD says the proposal would create a six-cent net increase in the district’s tax rate if approved. On $600,000 in taxable value, six cents per $100 would equal about $360 per year, or $30 per month, before any applicable exemptions. The amount depends on taxable value, not simply a home’s appraised value, and the proposal applies to Georgetown ISD rather than every school district in Central Texas. Voters should check their own district and ballot. See Georgetown ISD’s Proposition A information and the Texas Secretary of State’s November 3 election calendar for details. violin-walrus-tw9y.squarespace.com

For a homeowner, that example is only one part of the property tax bill. The total bill combines rates from multiple taxing entities, and exemptions can change taxable value. For buyers comparing homes across district lines, it is smart to review the property’s estimated taxes and confirm which school district serves the address.

What September’s Market Means for Buyers

More listings and fewer new contracts can give buyers time to compare homes and negotiate. That does not mean every home is a bargain or that prices are guaranteed to fall. It means buyers should look closely at comparable sales, active competition, the home’s condition and the full monthly cost before making an offer.

A useful plan includes:

• Get a current lender estimate based on your actual finances, not a headline rate.

• Review property taxes and insurance alongside principal and interest.

• Compare homes with similar locations, size, condition and features.

• Ask what matters most to the seller, including timing or a potential closing-cost contribution.

• Set a comfortable monthly budget before deciding on a maximum purchase price.

A well-priced home can still draw strong interest, even in a slower market. Preparation helps buyers act with confidence when the right fit appears. For more context on the broader market, read our Central Texas real estate market update.

What September’s Market Means for Sellers

Buyers are comparing more carefully, so sellers benefit from a realistic launch strategy. Pricing should reflect what buyers can choose today, including competing active listings, recent sales and homes under contract. A price based only on last year’s market or on a neighbor’s asking price can miss what buyers are actually responding to now.

Presentation also matters. Clear, well-lit photos, thoughtful preparation and easy showing access help buyers understand the home’s value. When feedback shows that buyers like the home but hesitate at the price, a timely adjustment can be more effective than waiting for the market to change direction.

Sellers should discuss several factors with their agent:

• How the home compares with current competition, not just past sales.

• Whether the price matches its condition, location and features.

• How many showings and repeat visits are happening.

• Whether buyers are raising the same concern.

• Which terms, such as closing costs or a rate buydown, could improve the offer’s overall value.

There is no single strategy for every home. A Georgetown home, a Round Rock townhome and a Travis County property at a different price point may face very different competition. Our article on how we sell Central Texas homes in a challenging market explains how pricing, preparation and buyer feedback fit into a thoughtful listing strategy.

Frequently Asked Questions About the September 2026 Market

Did home prices fall in Williamson County in September 2026?

The Williamson County median sale price was $390,000, down 3.7% year over year. That is a countywide median, not a prediction for every home or neighborhood.

Did home prices rise in Travis County?

Travis County’s September median sale price was $490,000, up 1.0% year over year. Its average sale price rose 4.3%, but averages can shift when the mix of homes sold changes.

Is Central Texas a buyer’s market right now?

The October 13 inventory dashboards showed 5.12 months of supply in Williamson County and 5.98 in Travis County. Those countywide figures suggest buyers have options, but the balance can vary by location, price range and property type.

How long are homes taking to sell?

The September sales reports showed a median of 55 days on market in Williamson County and 52 in Travis County. Individual homes can sell faster or take longer depending on pricing, condition and competition.

Should I wait for mortgage rates to fall before buying?

That depends on your finances, timeline and the home you are considering. Compare the full monthly payment at today’s rate with the costs of waiting, including rent, taxes, insurance and possible changes in home prices. A lender can help you review realistic scenarios.

Should I wait until spring to sell?

Not automatically. The right timing depends on your plans, the competition in your price range and the home’s readiness. A local pricing review can help compare selling now with waiting for another season. You can also compare September’s data with our July 2026 Austin and Central Texas housing market update.

Talk Through Your Next Move

The September numbers do not tell every buyer to wait or every seller to lower the price. They do show why local guidance matters: sales slowed in both counties, prices moved differently, and buyers had more new listings to consider than new contracts were absorbing.

If you’re thinking about buying or selling in Georgetown, Round Rock, Austin or elsewhere in Central Texas, T. Kerr Property Group can help you look at the numbers for your specific home, neighborhood and budget. We’ll walk through the options clearly so you can make a decision that fits your life and finances.

T. Kerr Property Group is based in Georgetown and serves buyers and sellers across Williamson County, Travis County and Central Texas. Based on Austin Board of REALTORS® MLS data for 2025 and 2026 year to date, excluding builders, the team ranks #1 in Williamson County for listings sold and buyers represented and among the top two teams in Travis County. The team is a 2026 Platinum Top 50 winner, has been recognized in the Austin Business Journal Residential Real Estate Awards, and was voted Best Real Estate Team in Georgetown’s Best in 2024 and 2025. With 800+ five-star reviews, 2,500+ homes sold and more than 65 years of combined experience, the team is committed to helping people make smart real estate decisions with integrity and clear guidance.