Downtown Austin Condo Market Update

February 2026 Market Report

Published by Jacob Hannusch on March 5, 2026 · Data sourced from Unlock MLS (formerly ACTRIS)

As of February 2026, buyer activity is picking up with pending contracts up 68.4% year-over-year. Recent closings came in above the rolling 12-month trend, suggesting the longer downtrend may be losing momentum.

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).

Feb Median Sale Price

$645K

↑ 3.2% YoY

Feb Closed $/SF

$767

↓ 2.4% YoY

Feb Closed Sales

↑ 18.2% YoY

Feb Median DOM

81 days

↓ 58.0% YoY

Feb Active Listings

204

— 0.5% YoY

Feb Pending Contracts

↑ 68.4% YoY

As of February 2026, 32 contracts are pending downtown, up 68.4% from a year ago. That signals a meaningful pickup in buyer activity. With roughly 12 months of supply, the market sits in a buyer’s market.

February 2026’s 13 closings transacted at a median of $767/SF, while the rolling 12-month trend sits at $671/SF. That gap suggests recent deals are outpacing the longer downtrend, a possible early sign of stabilization.

At the building level, Milago (2.2 months) and Westgate Tower (2.4 months) have the tightest supply, while The Linden (60 months) and 904 West (48 months) sit with the most inventory relative to sales velocity.

Downtown Austin: Rolling 12-Month Median $/SF

Each point represents the median price per square foot of all closed condo sales in the prior 12 months. The dashed line shows the same metric one year prior. Bars compare the total number of closed transactions in each rolling 12-month window: current year vs. prior year.

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.

Building by Building

360 Condominiums | As of February, 360 Condominiums has 24 active listings and 8 pending contracts, with a rolling 12-month median of $668/SF (↑ 1.1% YoY). Units are selling at a median of 34 days on market with 13.7 months of supply. That puts it in a buyer’s market. 2 sales closed this month. View active listings →

5th & West | As of February, 5th & West has 7 active listings and 1 pending contract, with a rolling 12-month median of $742/SF (↓ 13.0% YoY). Units are selling at a median of 90 days on market with 10.5 months of supply. That puts it in a buyer’s market. 3 sales closed this month. View active listings →

The Independent | As of February, The Independent has 8 active listings and 4 pending contracts, with a rolling 12-month median of $904/SF (↓ 20.3% YoY). Units are selling at a median of 67 days on market with 8 months of supply. That puts it in a balanced market. View active listings →

The Towers of Town Lake | As of February, The Towers of Town Lake has 5 active listings and 4 pending contracts, with a rolling 12-month median of $316/SF (↓ 12.0% YoY). Units are selling at a median of 87 days on market with 7.5 months of supply. That puts it in a balanced market. View active listings →

Natiivo | As of February, Natiivo has 19 active listings and 3 pending contracts, with a rolling 12-month median of $815/SF (↓ 9.1% YoY). Units are selling at a median of 117.5 days on market with 28.5 months of supply. That puts it in a buyer’s market. View active listings →

See all buildings.▼

Brown Building | As of February, Brown Building has 0 active listings, with a rolling 12-month median of $490/SF (flat YoY). Units are selling at a median of 29 days on market. 2 sales closed this month. View active listings →

Seaholm Residences | As of February, Seaholm Residences has 12 active listings and 2 pending contracts, with a rolling 12-month median of $898/SF (↑ 0.4% YoY). Units are selling at a median of 133 days on market with 20.6 months of supply. That puts it in a buyer’s market. View active listings →

Spring Condominiums | As of February, Spring Condominiums has 4 active listings and 2 pending contracts, with a rolling 12-month median of $674/SF (↓ 6.4% YoY). Units are selling at a median of 134 days on market with 6.9 months of supply. That puts it in a balanced market. View active listings →

The Austonian | As of February, The Austonian has 5 active listings, with a rolling 12-month median of $1057/SF (↑ 5.2% YoY). Units are selling at a median of 76 days on market with 3.8 months of supply. That puts it in a tight market. 2 sales closed this month. View active listings →

44 East | As of February, 44 East has 17 active listings, with a rolling 12-month median of $829/SF (↓ 3.8% YoY). Units are selling at a median of 136 days on market with 10.2 months of supply. That puts it in a buyer’s market. 1 sale closed this month. View active listings →

5 Fifty Five | As of February, 5 Fifty Five has 3 active listings and 1 pending contract, with a rolling 12-month median of $547/SF (↑ 9.4% YoY). Units are selling at a median of 96.5 days on market with 6 months of supply. That puts it in a tight market. View active listings →

70 Rainey | As of February, 70 Rainey has 12 active listings and 1 pending contract, with a rolling 12-month median of $901/SF (↓ 10.3% YoY). Units are selling at a median of 103 days on market with 28.8 months of supply. That puts it in a buyer’s market. View active listings →

Austin City Lofts | As of February, Austin City Lofts has 5 active listings and 1 pending contract, with a rolling 12-month median of $473/SF (↓ 7.4% YoY). Units are selling at a median of 58 days on market with 30 months of supply. That puts it in a buyer’s market. View active listings →

Four Seasons Residences | As of February, Four Seasons Residences has 4 active listings, with a rolling 12-month median of $1426/SF (↑ 22.0% YoY). Units are selling at a median of 79 days on market with 6.9 months of supply. That puts it in a balanced market. 1 sale closed this month. View active listings →

Greenwood Tower | As of February, Greenwood Tower has 5 active listings and 1 pending contract, with a rolling 12-month median of $300/SF (↑ 1.7% YoY). Units are selling at a median of 53.5 days on market with 7.5 months of supply. That puts it in a balanced market. View active listings →

Penthouse Condos | As of February, Penthouse Condos has 0 active listings, with a rolling 12-month median of $474/SF (↑ 8.2% YoY). Units are selling at a median of 50 days on market. 1 sale closed this month. View active listings →

Sabine on 5th | As of February, Sabine on 5th has 2 active listings and 1 pending contract, with a rolling 12-month median of $356/SF (↓ 19.5% YoY). Units are selling at a median of 181 days on market with 24 months of supply. That puts it in a buyer’s market. View active listings →

The Linden | As of February, The Linden has 10 active listings and 1 pending contract, with a rolling 12-month median of $660/SF (flat YoY). Units are selling at a median of 113 days on market with 60 months of supply. That puts it in a buyer’s market. View active listings →

The Shore Condominiums | As of February, The Shore Condominiums has 7 active listings and 1 pending contract, with a rolling 12-month median of $459/SF (↓ 18.2% YoY). Units are selling at a median of 133 days on market with 16.8 months of supply. That puts it in a buyer’s market. View active listings →

904 West | As of February, 904 West has 4 active listings, with a rolling 12-month median of $506/SF (flat YoY). Units are selling at a median of 88 days on market with 48 months of supply. That puts it in a buyer’s market. View active listings →

Brazos Place | As of February, Brazos Place has 1 active listing, with a rolling 12-month median of $400/SF (↓ 4.3% YoY). Units are selling at a median of 72 days on market with 4 months of supply. That puts it in a tight market. View active listings →

Cambridge Tower | As of February, Cambridge Tower has 6 active listings, with a rolling 12-month median of $499/SF (↑ 10.4% YoY). Units are selling at a median of 39.5 days on market with 18 months of supply. That puts it in a buyer’s market. View active listings →

Celia's Court | As of February, Celia's Court has 1 active listing, with a rolling 12-month median of $456/SF (↓ 12.1% YoY). Units are selling at a median of 92.5 days on market with 6 months of supply. That puts it in a tight market. View active listings →

Milago | As of February, Milago has 2 active listings, with a rolling 12-month median of $450/SF (↓ 14.9% YoY). Units are selling at a median of 106 days on market with 2.2 months of supply. That puts it in a tight market. View active listings →

Nokonah | As of February, Nokonah has 2 active listings, with a rolling 12-month median of $794/SF (↓ 6.7% YoY). Units are selling at a median of 137 days on market with 8 months of supply. That puts it in a balanced market. View active listings →

Terrace on Shoal Creek | As of February, Terrace on Shoal Creek has 0 active listings, with a rolling 12-month median of $358/SF (↓ 22.2% YoY). Units are selling at a median of 94.5 days on market. View active listings →

The W Residences | As of February, The W Residences has 10 active listings, with a rolling 12-month median of $1018/SF (↓ 3.4% YoY). Units are selling at a median of 98 days on market with 20 months of supply. That puts it in a buyer’s market. View active listings →

Westgate Tower | As of February, Westgate Tower has 1 active listing, with a rolling 12-month median of $507/SF (↓ 7.1% YoY). Units are selling at a median of 68 days on market with 2.4 months of supply. That puts it in a tight market. View active listings →

Building Spotlight

Milago: Tightest Market Downtown

As of February 2026, Milago leads downtown with just 2.2 months of supply, despite pricing softening 14.9% year-over-year at a rolling 12-month median of $450/SF. With 2 active listings and 11 sales over the past year, inventory here is turning over faster than the downtown average.

What I'm Watching

Looking back at what I was watching last month: Pending contracts did convert, with closings coming in at $767/SF. It looks like more than a blip; closings are trading above the rolling 12-month median. Closings did pick up, with 13 sales in February 2026.

Heading into March, I’m watching:

Will the 68% jump in pending contracts convert to closings in March?
Will closings continue above the $671/SF rolling median, or was February 2026 an outlier?
Will spring listings outpace absorption, or will demand keep tightening supply?

Frequently Asked Questions

Is downtown Austin a buyer’s or seller’s market right now?

As of February 2026, downtown Austin is a buyer’s market with 12.1 months of supply (6–8 months is balanced). Pending contracts are up 68.4% year-over-year, signaling a shift in buyer activity.

What is the average price per square foot for downtown Austin condos?

As of February 2026, the rolling 12-month median is $671/SF, down 14.6% 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 February 2026, there are 204 active listings and 32 pending contracts across downtown Austin.

Which downtown Austin condo buildings are performing best?

Milago and Westgate Tower have the tightest supply downtown, with Milago at 2.2 months. Four Seasons Residences posted the strongest price appreciation at +22.0% year-over-year.

Is it a good time to buy a condo in downtown Austin?

As of February 2026, buyers have leverage: 12.1 months of supply, a 96.2% close-to-list ratio, and rolling pricing down 14.6% 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. 9 listings failed in February 2026 despite asking below the median closed price; pricing alone did not explain why these stalled. Sellers who price to the current market are finding buyers; those who test it are watching listings expire.

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 February 2026 vs. the trailing 12 months ending February 2025.

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Downtown Austin: Rolling 12-Month Median $/SF

Building by Building

Frequently Asked Questions

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