Austin Luxury Market Intelligence
Keenan Luxury Market Intelligence - Q2 2026 Edition
By Joe & Cara Keenan, Keenan Group at Compass · Updated June 6, 2026
Live market data from the #1 Austin Board of Realtors team. Polygon-based neighborhood analytics combined with metro-wide ABoR statistics.
Keenan Luxury Market Index104.7▼ 1.8% YoYWhat is the Austin luxury market doing right now?
Austin's luxury market ($2M and up) is balanced - a median 60 days on market for $2M+ homes, with steady demand in Westlake Hills, Tarrytown, Barton Creek, and on Lake Austin. The citywide median sits at $601,200; luxury moves on its own clock, which is why pricing and timing are neighborhood-specific.
Source: The Keenan Group, #1 Austin Board of Realtors Team (2024)
The Keenan Luxury Market Index
The Keenan Luxury Market Index (KLMI) tracks the price level of Austin's luxury market - the median price per square foot of $2M-$10M single-family homes that close across Travis, Williamson, and Hays counties. It is computed from MLS/ACTRIS closed transactions over the trailing 12 months and published by the Keenan Group, Austin's #1 Board of Realtors team. Aggregate medians only.
$654/sqft
$2M-$10M composite median price per square foot
104.7-1.8% YoY
Index value (2021-Q1 base = 100)
549
$2M-$10M closed sales, trailing 12 months
Base-indexed $2M-$10M composite price per square foot, 2021-Q1 = 100, quarterly (trailing 12 months). The newest quarter is still in progress; the headline reading uses the last complete quarter. Last complete quarter -0.3% vs prior.
What does a KLMI reading of 104.7 mean?
The index is anchored to early 2021: a reading of 100 means Austin luxury homes cost exactly what they did then, and every point is about one percent. Today's 104.7 means a $2M-$10M home costs roughly 4.7% more per square foot than in early 2021 - but about 10.7% less than at the 2023-Q1 peak of 117.2, when luxury was at its most expensive.
- In real terms: a 5,000 sq ft luxury home runs about $3.27M at today's $654/sqft - roughly $390K less than the same home at the 2023-Q1 peak (about $3.66M at $732/sqft).
- For buyers: you are buying about 10.7% below the peak, and prices have stabilized - the window of falling prices has closed, but peak pricing has not returned.
- For sellers: prices have stabilized - price to today's comps, not to 2023 records. The tier table below shows what your price band is actually doing.
Source: Keenan Luxury Market Index, 2026-Q2 edition - computed from MLS/ACTRIS closed sales
Luxury by price tier
Median $/sqft of closed sales in each band, trailing-12 months, as of Jul 2026.
$606/sqft▲ 0.7% YoY
364 sales
$773/sqft▲ 0.6% YoY
161 sales
$1,029/sqft▲ 3.8% YoY
46 sales
Price per square foot by tier, over time
Each line is a tier's median closed $/sqft, quarterly (trailing 12 months). The story: the $5M-$10M tier has held near $1,000/sqft through the whole cycle while lower tiers rose and corrected - at the very top of the Austin market, pricing does not swing. The most recent quarter is still in progress and firms up over the following months; the tier cards above carry the current last-complete-window reading.
| Austin Luxury Condo | $1,183 | ▲ 5.1% | $966-$1,331 | 51 | firm |
| Lake Austin | $1,039 | ▲ 7.9% | $660-$1,421 | 35 | firm |
| Rollingwood | $905 | ▲ 0% | $779-$952 | 21 | indicative |
| Tarrytown | $782 | ▼ 0.2% | $689-$841 | 74 | firm |
| Pemberton Heights | $721 | ▼ 4.6% | $706-$847 | 11 | indicative |
| Barton Creek | $676 | ▲ 3.5% | $551-$857 | 57 | firm |
| Westlake Hills | $652 | ▲ 0.5% | $536-$855 | 254 | firm |
| Spanish Oaks | $639 | ▲ 3.5% | $580-$731 | 22 | indicative |
| Northwest Hills | $584 | ▲ 1.2% | $512-$669 | 22 | indicative |
| Lake Travis | $467 | ▼ 7.9% | $426-$569 | 18 | indicative |
Methodology: median closed price per square foot of $2M-$10M single-family sales in Travis, Williamson, and Hays counties, trailing 12 months (24 months for the micro-market leaderboard, to give small luxury enclaves a fair sample). Source: MLS/ACTRIS closed transactions. Aggregate market statistics only - never individual sold prices. Each micro-market discloses its sample size, the middle-50% price range, and a confidence label (firm / indicative / limited) so a reading is never presented as more precise than its data supports. Lake Austin is measured by its waterfront, not a polygon. Edition 2026-Q2. This index measures the market, not the Keenan Group's own results.
Citing this index: “Keenan Luxury Market Index, 2026-Q2edition - Keenan Group at Compass, thekeenangroup.com/market-report.” Journalists and researchers may reference these figures with attribution; the index is updated quarterly.
Austin Luxury Market Report - Q2 2026
Single-family sales of $2M and above across Travis, Williamson, and Hays counties - the market the Keenan Luxury Market Index tracks. Computed from MLS closed transactions.
$2.68M
Median Sale Price
Last 12 months, $2M+
618
Active Listings
64 pending
60
Median Days on Market
Last 12 months, $2M+
92.2%
Sale-to-List Ratio
Of original list price
$653
Median $/Sqft
Last 12 months, $2M+
$3.14M
Average Sale Price
Last 12 months, $2M+
551
Homes Sold
Last 12 months, $2M+
13.5
Months of Supply
Buyer's market at the top end
Source: Keenan Group analytics from MLS/ACTRIS closed transactions, $2M+ single-family, Travis/Williamson/Hays. Aggregate statistics only. See the Keenan Luxury Market Index for the price-tier breakdown.
Austin Luxury Markets at a Glance
Austin's luxury neighborhoods each move on their own clock. Below is trailing 12-month sold data - median price, price per square foot, days on market, and absorption - for the micro-markets that define the city's high end. Each is measured by its neighborhood boundary polygon, not by zip code or subdivision name, so the numbers reflect the actual neighborhood. For the full ranking, see the richest and most expensive Austin neighborhoods.
| Spanish Oaks | $3.74M | $729 | 77 | 92.5% | 8.0 | 8 | 12 |
| Barton Creek | $2.85M | $661 | 52 | 90.5% | 5.1 | 16 | 38 |
| Rollingwood | $2.85M | $920 | 64 | 88.6% | 3.2 | 4 | 15 |
| Pemberton Heights | $2.42M | $764 | 55 | 91.7% | 4.4 | 4 | 11 |
| Westlake Hills | $1.82M | $566 | 38 | 90.7% | 5.6 | 143 | 306 |
| Tarrytown | $1.69M | $703 | 43 | 90.4% | 4.2 | 30 | 85 |
| Lake Austin | $1.18M | $406 | 46 | 91.7% | 6.7 | 106 | 189 |
Q2 2026 Edition. Source: Keenan Group polygon-based analytics from MLS data, trailing 12 months, by neighborhood boundary polygon. Each neighborhood links to its full market guide.
Austin Sales by Price Tier
About 20.7% of Austin home sales close at $1 million or more. Here is how that volume splits across price tiers over the trailing 12 months.
Q2 2026 Edition. Share of all Austin home sales by price tier, trailing 12 months. Source: Keenan Group polygon-based analytics from MLS data.
How much have Austin home prices risen over the last 25 years?
The median Austin home has appreciated about +239% since 2001 - roughly 5.22% a year compounded - from around $185,000 in 2001. (Keenan Group analysis of 300 monthly MLS/ACTRIS readings since 2001. This tracks the long-run monthly price series; the current market median, trailing twelve months, is shown above.)
Source: Keenan Group at Compass, #1 Austin Board of Realtors Team (2024)
Austin, since 2001
Austin home prices are up +239% since 2001 - about 5.22% a year compounded.
That gain came through cycles, not one spike - the 2008 correction, the 2021 run-up, and the 2022-23 cooldown all sit inside the same long line. Past appreciation does not guarantee future results. But a 25 years record is the kind of data that separates a real read on Austin from a headline, and it is why sellers and buyers who plan around the trend, not the moment, tend to do better.
The Keenan Group has worked this market for 25 years. The chart below is the whole run, month by month.
Median Austin home sale price by month (monthly series), 2001-2026. Source: MLS/ACTRIS sales, Keenan Group analytics.
Austin Board of Realtors Market Data
Interactive dashboard from UnlockMLS with real-time metro-wide statistics for Travis, Williamson, and Hays counties.
Data provided by Austin Board of Realtors via UnlockMLS. SFR data for Travis, Williamson, and Hays counties.
What is the current Austin real estate market like?
Austin's residential market is tracked in real-time by the Keenan Group using polygon-based MLS analytics. Key indicators include median sale price, days on market, months of supply, and sale-to-list ratio - all computed from actual closed transactions within Austin city limits. The Austin Board of Realtors also publishes metro-wide data covering Travis, Williamson, and Hays counties. Neighborhood-level conditions vary significantly: luxury markets like Westlake Hills and Barton Creek often move independently of citywide trends.
- #1 Austin Board of Realtors Team (2024)
- Polygon-based MLS analytics refreshed hourly
- 40+ neighborhood market snapshots available
- 25+ years tracking Austin market cycles
Source: The Keenan Group, #1 Austin Board of Realtors Team (2024)
Reading the Austin Market: What the Numbers Mean
Citywide averages are useful as a starting point, but they can be misleading. Austin is really 40+ micro-markets, each with its own supply-demand dynamics. A home in Northwest Hills and a home in East Austin may show the same price per square foot but move at completely different speeds and attract different buyer pools.
Months of supply is the most telling stat on this page. Under 3 months means sellers have leverage - homes sell faster and often above list price. Over 6 months flips the advantage to buyers. Most Austin neighborhoods have been in the 2-4 month range since inventory normalized in late 2023, but luxury price points ($2M+) often carry higher supply because the buyer pool is smaller.
If you're making a decision about buying or selling, don't rely on citywide data alone. Ask us for a polygon-based market snapshot for your specific neighborhood - it will show you what's actually happening on your street.