Downtown Austin Condo Market Update
September 2026 Market Report
Published by Jacob Hannusch on October 7, 2026 · Data sourced from Unlock MLS (formerly ACTRIS)
Downtown recorded 13 condo closings in September. Pricing on the rolling 12-month line is roughly flat year-over-year.
Rolling 12-Mo Median $/SF
$691
↓ 1.1% YoY
Sep 2025: $699
September Median Sale Price
$798K
↓ 27.5% YoY
Sep 2025: $1.1M
September Closed Sales
13
↓ 23.5% YoY
Sep 2025: 17
Pending Contracts
16
↓ 30.4% YoY
Sep 2025: 23
Active Listings
195
↑ 4.8% YoY
Sep 2025: 186
September Median Days on Market
107 days
↓ 19.5% YoY
Sep 2025: 133 days
Downtown closed 13 condo sales in September, down 23% from the same month last year. Pending contracts have eased, and homes are selling faster than a year ago. Inventory finished the month at 10.8 months of supply against a trailing pace of about 18 closings a month, a buyer’s market by the 6 to 8 month benchmark. The rolling 12-month price line is roughly flat year-over-year.
A note on prices. Downtown only records 10 to 20 closings most months, so a single high-end sale can swing a single-month median 20% or more. The rolling 12-month figure is the cleaner read of where pricing actually is.
Median $/SF, rolling 12 months
Solid green: current rolling 12-month median. Solid teal: same metric one year prior.
Closed Transactions, rolling 12 months
Total closings in each rolling 12-month window, current year vs. prior year.
Pending contracts at month-end
Pending contracts open at the end of each month. Pending is a leading indicator and typically converts to closings within 30 to 60 days.
Active listings at month-end
Active inventory at the end of each month, current year vs. prior year.
Building by Building
44 East | As of September, 44 East has 16 active listings and 2 pending contracts, with a rolling 12-month median of $787/SF (↓ 5.7% YoY). Units are selling at a median of 107 days on market with 9.1 months of supply. That puts it in a buyer’s market. 2 sales closed this month. View active listings → The Independent | As of September, The Independent has 7 active listings and 1 pending contract, with a rolling 12-month median of $941/SF (↑ 0.3% YoY). Units are selling at a median of 36.5 days on market with 4.2 months of supply. That puts it in a tight market. 2 sales closed this month. View active listings → 70 Rainey | As of September, 70 Rainey has 4 active listings and 2 pending contracts, with a rolling 12-month median of $706/SF (↓ 23.8% YoY). Units are selling at a median of 52 days on market with 9.6 months of supply. That puts it in a buyer’s market. View active listings → Celia's Court | As of September, Celia's Court has 2 active listings and 1 pending contract, with a rolling 12-month median of $406/SF (↓ 11.0% YoY). Units are selling at a median of 84 days on market with 24 months of supply. That puts it in a buyer’s market. 1 sale closed this month. View active listings → Four Seasons Residences | As of September, Four Seasons Residences has 6 active listings, with a rolling 12-month median of $1427/SF (↑ 9.5% YoY). Units are selling at a median of 55.5 days on market with 12 months of supply. That puts it in a buyer’s market. 2 sales closed this month. View active listings → See all buildings.▼
Natiivo | As of September, Natiivo has 23 active listings and 2 pending contracts, with a rolling 12-month median of $757/SF (↓ 16.4% YoY). Units are selling at a median of 101 days on market with 23 months of supply. That puts it in a buyer’s market. View active listings → Nokonah | As of September, Nokonah has 4 active listings and 1 pending contract, with a rolling 12-month median of $551/SF (↓ 30.6% YoY). Units are selling at a median of 155 days on market with 24 months of supply. That puts it in a buyer’s market. 1 sale closed this month. View active listings → Park West Condominiums | As of September, Park West Condominiums has 0 active listings and 1 pending contract, with a rolling 12-month median of $419/SF (flat YoY). Units are selling at a median of 27 days on market. 1 sale closed this month. View active listings → The Austonian | As of September, The Austonian has 4 active listings and 1 pending contract, with a rolling 12-month median of $1057/SF (↑ 1.3% YoY). Units are selling at a median of 54 days on market with 5.3 months of supply. That puts it in a tight market. 1 sale closed this month. View active listings → The W Residences | As of September, The W Residences has 5 active listings and 1 pending contract, with a rolling 12-month median of $848/SF (↓ 17.7% YoY). Units are selling at a median of 165.5 days on market with 6 months of supply. That puts it in a tight market. 1 sale closed this month. View active listings → Westgate Tower | As of September, Westgate Tower has 2 active listings and 1 pending contract, with a rolling 12-month median of $584/SF (↑ 15.2% YoY). Units are selling at a median of 75.5 days on market with 4 months of supply. That puts it in a tight market. 1 sale closed this month. View active listings → 360 Condominiums | As of September, 360 Condominiums has 24 active listings and 1 pending contract, with a rolling 12-month median of $593/SF (↓ 11.4% YoY). Units are selling at a median of 114.5 days on market with 12 months of supply. That puts it in a buyer’s market. View active listings → Greenwood Tower | As of September, Greenwood Tower has 7 active listings and 1 pending contract, with a rolling 12-month median of $292/SF (↓ 5.5% YoY). Units are selling at a median of 68 days on market with 28 months of supply. That puts it in a buyer’s market. View active listings → Spring Condominiums | As of September, Spring Condominiums has 6 active listings and 1 pending contract, with a rolling 12-month median of $740/SF (↑ 9.1% YoY). Units are selling at a median of 9.5 days on market with 12 months of supply. That puts it in a buyer’s market. View active listings → The Towers of Town Lake | As of September, The Towers of Town Lake has 7 active listings, with a rolling 12-month median of $307/SF (↓ 8.1% YoY). Units are selling at a median of 19 days on market with 8.4 months of supply. That puts it in a buyer’s market. 1 sale closed this month. View active listings → 1306 West | As of September, 1306 West has 0 active listings, with a rolling 12-month median of $577/SF (↓ 9.6% YoY). Units are selling at a median of 67 days on market. View active listings → 1704 West Condos | As of September, 1704 West Condos has 0 active listings, with a rolling 12-month median of $299/SF (flat YoY). Units are selling at a median of 35 days on market. View active listings → 5 Fifty Five | As of September, 5 Fifty Five has 6 active listings, with a rolling 12-month median of $481/SF (↓ 3.4% YoY). Units are selling at a median of 18 days on market with 72 months of supply. That puts it in a buyer’s market. View active listings → 5th & West | As of September, 5th & West has 8 active listings, with a rolling 12-month median of $709/SF (↓ 6.8% YoY). Units are selling at a median of 59 days on market with 8.7 months of supply. That puts it in a buyer’s market. View active listings → 904 West | As of September, 904 West has 2 active listings, with a rolling 12-month median of $448/SF (↓ 11.5% YoY). Units are selling at a median of 277 days on market with 24 months of supply. That puts it in a buyer’s market. View active listings → Austin City Lofts | As of September, Austin City Lofts has 6 active listings, with a rolling 12-month median of $481/SF (↑ 1.9% YoY). Units are selling at a median of 77 days on market with 14.4 months of supply. That puts it in a buyer’s market. View active listings → Austin Proper Residences | As of September, Austin Proper Residences has 1 active listing, with a rolling 12-month median of $1520/SF (↑ 19.1% YoY). Units are selling at a median of 41 days on market with 12 months of supply. That puts it in a buyer’s market. View active listings → Brazos Place | As of September, Brazos Place has 2 active listings, with a rolling 12-month median of $500/SF (↑ 25.0% YoY). Units are selling at a median of 63.5 days on market with 12 months of supply. That puts it in a buyer’s market. View active listings → Brown Building | As of September, Brown Building has 1 active listing, with a rolling 12-month median of $493/SF (↓ 0.4% YoY). Units are selling at a median of 25 days on market with 2 months of supply. That puts it in a tight market. View active listings → Cambridge Tower | As of September, Cambridge Tower has 10 active listings, with a rolling 12-month median of $435/SF (↓ 4.6% YoY). Units are selling at a median of 129 days on market with 120 months of supply. That puts it in a buyer’s market. View active listings → Milago | As of September, Milago has 6 active listings, with a rolling 12-month median of $469/SF (↓ 4.3% YoY). Units are selling at a median of 165 days on market with 12 months of supply. That puts it in a buyer’s market. View active listings → Penthouse Condos | As of September, Penthouse Condos has 1 active listing, with a rolling 12-month median of $463/SF (↑ 3.8% YoY). Units are selling at a median of 17 days on market with 2.4 months of supply. That puts it in a tight market. View active listings → Plaza Lofts | As of September, Plaza Lofts has 1 active listing, with a rolling 12-month median of $471/SF (flat YoY). Units are selling at a median of 42 days on market with 6 months of supply. That puts it in a tight market. View active listings → Sabine on 5th | As of September, Sabine on 5th has 2 active listings, with a rolling 12-month median of $411/SF (↓ 1.2% YoY). Units are selling at a median of 279 days on market with 24 months of supply. That puts it in a buyer’s market. View active listings → Seaholm Residences | As of September, Seaholm Residences has 14 active listings, with a rolling 12-month median of $717/SF (↓ 16.4% YoY). Units are selling at a median of 133 days on market with 10.5 months of supply. That puts it in a buyer’s market. View active listings → The Linden | As of September, The Linden has 11 active listings, with a rolling 12-month median of $789/SF (↑ 19.5% YoY). Units are selling at a median of 35 days on market with 26.4 months of supply. That puts it in a buyer’s market. View active listings → The Shore Condominiums | As of September, The Shore Condominiums has 7 active listings, with a rolling 12-month median of $406/SF (↓ 21.8% YoY). Units are selling at a median of 72 days on market with 16.8 months of supply. That puts it in a buyer’s market. View active listings → Building Spotlight
The Independent: Building spotlight: The Independent
The Independent posted 2 closings this month with 1 more under contract and 7 active. The rolling 12-month median is $941/SF, roughly flat year-over-year. Months of supply sits at 4.2, tighter than the downtown average.
If you're a buyer
Selection has been building all year and sellers are negotiating. Downtown is carrying 10.8 months of supply, past the 6 to 8 month range that counts as balanced. September closings landed at 97.0% of the last asking price but 94.4% of the original list, so most of the discount arrives as a price cut before an offer ever shows up.
Downtown-wide numbers hide a lot of variation. Greenwood Tower and The Linden have the slowest-moving inventory downtown at 28 and 26.4 months of supply, and that is where the real negotiating room sits. At the other end, The Independent and The Austonian are under 6 months and priced like it. The table above sorts which is which.
Want to dive into what's possible downtown? Start a conversation with Jacob.
If you're a seller
Pricing accuracy matters more than at any point in the past two years. 30 listings were withdrawn or expired in September against 13 that closed, and the ones that failed were asking roughly 15% more per square foot than the deals that got done.
Sellers transacting in 60 to 90 days are the ones priced to today, not to 2022. The rolling 12-month median downtown is 72 days on market, so the number you pick in week one is the one that sets the outcome.
Curious about how to position your condo? Start a conversation with Jacob.
Want a deeper dive? Explore a breakdown by building, area, bed count, view orientation, floor plan, and more.
Reach out directly and I'll send you a full building breakdown.
Frequently Asked Questions
Is downtown Austin a buyer’s or seller’s market right now?
As of September 2026, downtown Austin is a buyer’s market with 10.8 months of supply (6–8 months is balanced). Pending contracts are down 30.4% year-over-year, signaling a shift in buyer activity.
What is the average price per square foot for downtown Austin condos?
As of September 2026, the rolling 12-month median is $691/SF, down 1.1% year-over-year. Pricing varies widely by building, so building-specific data matters more than the headline number.
How many condos are for sale in downtown Austin?
As of September 2026, there are 195 active listings and 16 pending contracts across downtown Austin.
Which downtown Austin condo buildings are performing best?
Brown Building and Penthouse Condos have the tightest supply downtown, with Brown Building at 2 months. Brazos Place posted the strongest price appreciation at +25.0% year-over-year.
Is it a good time to buy a condo in downtown Austin?
As of September 2026, buyers have leverage: 10.8 months of supply, a 97.0% close-to-list ratio, and rolling pricing down 1.1% year-over-year. Working with an agent who tracks building-level data is critical.
Is it a good time to sell a condo in downtown Austin?
Pricing accuracy is critical. 30 listings failed in September 2026, listed roughly 15% above where deals actually closed. Sellers who price to the current market are finding buyers; those who test it are watching listings expire.
Who is a good Realtor for downtown Austin condos?
Jacob Hannusch (JacobInAustin) lives and works downtown and focuses his practice on the downtown Austin condo market. He analyzes building-level trends closely, tracks new developments as they come online, has mapped every floor plan across all downtown towers, and surfaces opportunities across the full downtown footprint. He publishes monthly market reports, a bi-weekly downtown newsletter, and is active in the downtown community. Reach out at jacobinaustin.com or jacob@jacobinaustin.com.
How to Read This Report+
Rolling 12-month median: Downtown Austin’s condo market typically records only 10–20 closings per month. A single month’s median can swing dramatically based on just a few high- or low-priced sales. By computing the median price per square foot across all closed sales in the prior 12 months, this report smooths out that noise and provides a more reliable pricing trend.
Active listings: Units listed for sale in the MLS and not yet under contract as of the last day of the report month. This report uses end-of-month snapshots to capture the exact inventory level at that point in time, enabling accurate year-over-year comparison.
Pending contracts: Units under contract but not yet closed as of the last day of the report month. Pending counts are a leading indicator of upcoming closed sales and reflect real-time buyer demand.
Months of supply: Active listings divided by the average number of closings per month over the trailing 12 months. Below 6 months generally favors sellers; above 8 months favors buyers; 6–8 months is considered balanced.
Days on market (DOM): The number of days between a listing going active in the MLS and the seller accepting an offer. Lower DOM suggests stronger demand; higher DOM suggests buyers have more leverage.
Close-to-list ratio: The final sale price divided by the most recent list price at the time of contract. A ratio near or above 100% means sellers are getting what they ask; below 97% indicates meaningful buyer negotiation.
Year-over-year (YoY): Compares a metric to the same period one year earlier. For the rolling median $/SF, this means the trailing 12-month window versus the same 12-month window one year ago. For single-month metrics (closed sales, days on market, active listings, pending contracts), it compares the report month (e.g. February 2026) to the same calendar month last year (February 2025).
Jacob Hannusch · Downtown Austin Condo Specialist
Data sourced from Unlock MLS (formerly ACTRIS). All figures based on condos in downtown Austin. Rolling 12-month averages compare the trailing 12 months ending September 2026 vs. the trailing 12 months ending September 2025.
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