This page tracks the Texas housing market for buyers and explains what the numbers mean for your decision. I refresh the snapshot below as new statewide and metro data is released, so you are reading a current view rather than a headline from months ago. The short version: inventory has rebuilt across Texas, prices have softened off the 2022 peak, and prepared buyers have more negotiating room than they have had in years.

The Texas Market Right Now

• Statewide median sale price: $335,000 (April 2026 data), with closed sales up 6% year over year
• Inventory: about 145,900 active listings statewide, a 5.2-month supply, with homes averaging 70 days on market
• Austin metro: median sold price $452,250, 70 days on market, 6.0 months of supply, more than half of listings with a price cut
• Dallas-Fort Worth: prices down about 1.3% year over year with inventory growth flattening
• Houston and San Antonio: prices down roughly 1.7% and 1.9% respectively, with San Antonio posting the strongest new-listing growth in the state

Texas is broadly a buyer’s-leaning market. Austin shows the deepest price correction of the major metros, while Fort Worth-Arlington is showing early signs of stabilizing. Snapshot last updated: July 8, 2026. Sources: Texas Real Estate Research Center, Texas Housing Insight June 2026 release (April 2026 data); Austin-Area MLS via Team Price, July 3, 2026.

Key facts:

• Statewide median sale price: $341,800, down 1.8% year over year (Texas Real Estate Research Center, June 2026)
• Austin metro: $460,000 median, 54 days on market, 5.9 months of supply (Austin-Area MLS)
• Inventory has nearly doubled from the 2021-2022 lows across Texas
• Months-of-supply convention: under 3 favors sellers, 4 to 6 is balanced, above 6 favors buyers
• Seller-paid closing costs commonly run 2% to 3% of the purchase price in this market

Inventory Is the Story

Inventory is measured in months of supply: how long it would take to sell every active listing at the current pace of sales. The convention is that under 3 months favors sellers, 4 to 6 months is balanced, and above 6 months favors buyers. Across Texas, supply has climbed sharply from the sub-1-month extremes of 2021 and 2022. Austin sits around 5.9 months, at the edge of buyer territory. More inventory means sellers compete with other sellers, which creates pressure to price correctly, accept reasonable repair requests, and negotiate.

How Does the Market Differ Across Texas Metros?

Austin has corrected the hardest, with a median around $460,000, down roughly 16% from the 2022 peak, and the deepest concessions in the state. Dallas-Fort Worth has softened more moderately on the strength of its job market. Houston remains steady and affordable, and San Antonio pairs affordability with growing inventory that gives buyers room to negotiate.

Metro	Current picture
Austin	Sharpest correction in the state. Median around $460,000, down roughly 16% from the 2022 peak, with the longest market times and the deepest concessions.
Dallas-Fort Worth	Moderate softening. A strong job market supports demand even as supply grows, so the correction has been milder than Austin’s.
Houston	Steady, with affordability that continues to draw buyers. Flood-zone status matters a great deal here and affects both insurance and financing.
San Antonio	Among the more affordable major Texas metros, with growing inventory giving buyers room to negotiate.

What Can Buyers Negotiate in the Current Texas Market?

In today’s higher-inventory Texas market, buyers commonly negotiate seller-paid closing costs of 2% to 3% of the purchase price, seller-funded rate buydowns, repair credits after inspection, and prices below asking. These were nearly impossible asks in 2021. When listings outnumber motivated buyers, sellers compete with other sellers, and that competition is what puts concessions back on the table.

• Seller-paid closing costs: commonly 2% to 3% of the price.
• Rate buydowns: a seller paying points to lower your rate, temporarily or permanently.
• Repairs and credits: room to ask for fixes found at inspection.
• Price itself: with many listings already cut, there is often room below asking.

These only work if you are financially ready to move when you find the right home. Leverage means nothing without a strong pre-approval behind it, which is the first thing I set up with buyers here and at Mortgage Austin, my Austin-area brand. Start with pre-approval vs. pre-qualification.

How Rates Fit In

Affordability is a function of price and rate together. With the 30-year fixed in the mid-6s, payments are higher than during the ultra-low-rate years, which is part of why demand cooled and inventory rebuilt. If rates ease later in 2026, more buyers may return and competition could pick back up, which is one argument for buying while you still have leverage. For current figures, see Texas mortgage rates.

Frequently Asked Questions

Is it a buyer’s or seller’s market in Texas right now?

Texas is broadly buyer’s-leaning, with inventory up sharply from pandemic-era lows. The strongest buyer leverage is in Austin, which sits near 5.9 months of supply with long market times, while DFW and Houston have softened more moderately.

Are home prices in Texas going down?

The statewide median is around $341,800, down about 1.8% year over year, with the largest corrections in Austin (down roughly 16% from the 2022 peak). It is a normalization off an extreme spike rather than a crash, and it means buyers have more selection and leverage.

Which Texas metro has the best deals for buyers?

Austin currently offers the deepest concessions and the most negotiating room because it corrected the hardest. San Antonio is among the most affordable major metros, while DFW and Houston have softened more moderately thanks to strong job markets.

Can I ask the seller to pay my closing costs in Texas?

Yes, and in the current market it is common. Seller-paid closing costs typically run 2% to 3% of the purchase price, and sellers may also pay points to buy down your interest rate. Your negotiating room is widest in metros with higher inventory.

Should I wait for rates to drop before buying in Texas?

Rates may ease later in 2026, but if they do, more buyers are likely to return and competition could increase, which can push prices and reduce your leverage. Buying while inventory is high and sellers are negotiating is a real trade-off against the chance of a lower future rate that nobody can guarantee.

Get a Read on Your Buying Position

If you want to know what you can negotiate in your Texas metro, I can walk through your numbers and get you pre-approved so you are ready to move. Reach out here whenever you are ready.

Anthony Ferrando | Mortgage Loan Originator | NMLS# 1919613 | Ferrando Financial LLC NMLS# 2403080 | Licensed in Texas. This is not a commitment to lend. Loan approval is subject to credit, income, and property qualifications. Market figures are sourced from the Texas Real Estate Research Center and Austin-Area MLS and are illustrative. Equal Housing Lender.