Table of Contents
- Introduction: Understanding Northeast Austin's Real Estate Market
- Key Real Estate Trends Shaping Northeast Austin
- The Big Picture: Northeast Austin’s Diverse Real Estate Markets
- Market Story #1: Price Correction in Pflugerville and Hutto
- Market Story #2: Premium Hold in Georgetown
- Market Story #3: Buyer Market in Round Rock and Manor
- Which Northeast Austin Suburb Fits Your Buying Strategy?
- How to Plan Your Move to Northeast Austin: A Practical Guide
- FAQs About Buying in Northeast Austin
Introduction: Understanding Northeast Austin's Real Estate Market
Austin Suburbs market update — January 2026 produced a surprising split: within a 30-minute drive of downtown Austin, five suburbs told three completely different market stories. The numbers below break down what happened in Pflugerville, Hutto, Georgetown, Round Rock, and Manor so you can decide which story you want to be part of and where to look next.
Key Real Estate Trends Shaping Northeast Austin
This Austin Suburbs market update starts with a simple idea: there is no single Austin market. You can drive 20–30 minutes and find wildly different supply, demand, pricing, and negotiation power. The headline numbers that set the stage:
- Median new construction price in Austin city (Feb 2026): $585,500
- Median new construction price across the five suburbs: $370,000
- Average savings by moving to these suburbs: $215,500 (about 37% less than Austin)
That gap isn’t just a nicer kitchen — it can translate to a monthly mortgage payment more than $1,300 lower. Save that each month and you can build a nest egg, buy investment property, or travel more. The trick is choosing the suburb and the market story that matches your priorities.
The Big Picture: Northeast Austin’s Diverse Real Estate Markets
In this Austin Suburbs market update we saw three distinct market stories in January 2026:
- Price correction — steady buyer activity, lower prices (Pflugerville and Hutto)
- Premium hold — fewer sales, higher prices (Georgetown)
- Buyer market — weaker sales, more negotiating power (Round Rock and Manor)
Why does it matter? Because the suburb that makes sense for one buyer might be the wrong choice for another. Your timeline, tolerance for waiting, desire for appreciation, and need for negotiating power all change the right answer.
Market Story #1: Price Correction in Pflugerville and Hutto
The price correction story shows up when prices have moved down sharply but buyers are returning because homes are now priced at a realistic level. This is value in motion: lower median prices, quick sales, and strong interest from buyers who act fast.
Pflugerville — a 21% correction and faster sales
Key numbers for Pflugerville in January 2026:
- Median new home price: $347,000
- Median list price: $347,000 (sale-to-list ratio ≈ 100%)
- Year-over-year change: down from $438,000 (≈ $91,000 drop; 21% correction)
- Sales volume: up ~25%
- Median days on market: 22 days (fastest among the five suburbs)
Interpretation: Pflugerville isn’t in crisis. Sellers came down to a price buyers are willing to pay, and those buyers are moving quickly. If you value outdoor lifestyle and proximity to tech employers, Pflugerville offers a lot of real value right now.
Representative active listing: a Chesmar home in The Grove at Blackhawk — 4 beds, 3 baths, 2,142 sq ft at $514,890 (~$240/sq ft). The Grove at Blackhawk has amenities and location that appeal to tech professionals and families who want trails, parks, and a short drive to Samsung, Apple and The Domain.
VIEW HOMES FOR SALE IN PFLUGERVILLE TX
Hutto — price down nearly 20%, sales more than double
Hutto’s January snapshot:
- Median new construction price: $314,900
- Median list price: $313,600 (sale-to-list ratio ≈ 100.4%)
- Year-over-year change: down from $392,000 (≈ 19.7% drop)
- Sales volume: up 150% (8 → 20 sales)
- Days on market: 28
Interpretation: Hutto shows momentum. Lower median prices combined with a surge in sales signal buyers are racing to take advantage. Communities like Flora by Tri Pointe Homes are attracting buyers with lifestyle programming, co-op districts, and proximity to hiring at Samsung and Tesla.
Representative active listing: a Tri Pointe Homes plan in Flora — 4 beds, 3 baths, 2,383 sq ft at $439,865 (~$185/sq ft). If you want a neighborhood that emphasizes events, connections, and a modern suburban lifestyle, Hutto is delivering both product and momentum.
VIEW HOMES FOR SALE IN HUTTO TX
Market Story #2: Premium Hold in Georgetown
Georgetown stands alone in this Austin Suburbs market update as the premium market. Prices are holding or rising while sales slow. That combination is a sign of buyers willing to pay for quality and communities that offer long-term stability.
Georgetown January highlights:
- Median new home price: $472,400
- Median list price: $499,500 (sale-to-list ratio ≈ 94.6%)
- Year-over-year change: up from $451,000 (≈ +4.7%)
- Sales volume: down 24%
- Median days on market: 96 (longest among tracked suburbs)
Interpretation: Georgetown buyers are pickier and deliberate. Fewer homes changed hands, but the median price increased. That tells us the market is valuing quality and amenities over quick flips.
Concentration matters: roughly half of January’s new construction activity in Georgetown came from three communities — Lively Ranch (21% of sales), Wolf Ranch (15%), and Parkside on the River (13%).
Representative active listing: Wolf Ranch example — a luxury 5-bedroom, 4-bath home, 3,171 sq ft at $629,219 (~$198/sq ft). Wolf Ranch offers resort-style amenities, Hill Country views, and an appeal for buyers focused on long-term appreciation and lifestyle.
VIEW HOMES FOR SALE IN GEORGETOWN TX
Market Story #3: Buyer Market in Round Rock and Manor
Round Rock and Manor are giving buyers significantly more negotiating power. Lower sale prices relative to list price, longer days on market, and steep drops in sales volume define this buyer market.
Round Rock — the value play with large homes
January snapshot for Round Rock:
- Median new construction price: $399,800
- Median list price: $423,000 (sale-to-list ratio ≈ 94.5%)
- Year-over-year change: median down nearly 9%
- Sales volume: down from 19 to 13 new homes (≈ 31% drop)
- Median days on market: 67
Interpretation: Buyers can ask for concessions. The market is slower, homes sit longer, and the largest share of new construction sales came from one community: Salerno, which represented ~46% of January new construction closings in Round Rock.
Representative active listing: KB Home in Salerno — 5 beds, 3 baths, 3,474 sq ft at $480,550 (~$138/sq ft). That price per square foot is the lowest across the five suburbs and about 32% below Round Rock’s median price per square foot. In a soft market with motivated sellers, this is a standout value.
VIEW MORE HOMES FOR SALE IN ROUND ROCK TX
Manor — the market hitting the brakes
Manor’s January picture looks dramatic:
- Median new home price: $369,000
- Sale-to-list ratio: 99.8%
- Year-over-year change: essentially flat (down < 0.5%)
- Sales volume: 36 → 15 (≈ 58.3% drop)
- Median days on market: 94
Interpretation: Buyers have the upper hand. Even though median price appears stable, demand collapsed. Homes are sitting for months and sellers and builders who haven’t adjusted are now negotiable.
Representative active listing: Whisper Valley (GFO Homes) — 4 beds, 3 baths, ≈2,700 sq ft at $479,900 (~$178/sq ft). This home sat on market for 172 days. In a market where sales dropped more than 58%, a six-month listing tells you the seller is motivated and negotiation leverage is high.
VIEW MORE HOMES FOR SALE IN MANOR TX
Which Northeast Austin Suburb Fits Your Buying Strategy?
Pick the story that matches your goals. Use the Austin Suburbs market update to match strategy with suburb.
- Price correction (Pflugerville, Hutto) — For buyers who want value now, proximity to outdoor amenities, and communities on the upswing. Be ready to act quickly when you find the right home.
- Premium hold (Georgetown) — For buyers prioritizing stability, amenities, and long-term appreciation even if it means paying a premium and waiting for the right property.
- Buyer market (Round Rock, Manor) — For negotiators, investors, and buyers who want space and the ability to shape the deal. Expect motivated sellers and opportunities for concessions.
Decide first what matters: speed, stability, value, or long-term appreciation. Then choose the suburb and the communities inside that suburb that best match those priorities.
How to Plan Your Move to Northeast Austin: A Practical Guide
Turn data into a plan. Follow these practical steps when using this Austin Suburbs market update to make a move or an investment:
- Clarify your timeline and priorities: commute tolerance, school needs, outdoor amenities, and target appreciation horizon.
- Set a realistic budget that accounts for purchase price, property tax differences, HOA dues, and utility costs.
- Pick two suburbs that match your priorities: one conservative choice and one opportunistic choice.
- Tour communities during different times of day to evaluate traffic and lifestyle.
- Work with a local agent who specializes in new construction and builder negotiation.
- Be ready to act when a motivated seller appears — in price correction markets that can mean a matter of days; in buyer markets you can push for concessions over the contract period.
Remember: the right suburb depends on what you value most. Use this Austin Suburbs market update as a filter — not the final answer. Combine it with community tours, builder reputations, and a clear plan for how you’ll use the monthly savings or equity.
FAQs About Buying in Northeast Austin
Which suburb has the most negotiating power right now?
Round Rock and Manor show the strongest buyer market signals: lower sale-to-list ratios, longer days on market, and big declines in sales volume. That means buyers currently have more leverage to negotiate price and contract terms.
Where did prices crash the most in this Austin Suburbs market update?
Pflugerville had the largest median price drop year-over-year (about $91,000, ~21%). Hutto also saw a significant drop (~19.7%) but with a surge in sales, signaling buyers are responding to the new price points.
Is Georgetown a bad buy because sales slowed?
No. Georgetown is a premium hold market: fewer sales but higher median prices. Buyers there are more selective and willing to wait for quality. If you value stability and long-term appreciation, Georgetown is attractive.
Are builders offering incentives in these suburbs?
In buyer markets and places where homes are sitting longer, builders are more likely to offer incentives or price reductions. Manor, parts of Round Rock, and selected inventory in other suburbs are where builders are most motivated.
How often should I check an Austin Suburbs market update?
Monthly updates are a good cadence for new construction markets because builders release new phases and incentives frequently. If you’re actively looking to buy, check weekly listing updates for your target communities.
Which suburb is best for long-term appreciation?
Georgetown historically shows strong long-term appreciation and current data suggests that trend is continuing. Pflugerville and Hutto offer potential upside if momentum continues, particularly in communities near major employers and new infrastructure.
Final Thoughts
This Austin Suburbs market update makes one thing clear — location matters more than ever, and the same metro area can host three different markets. Choose the story that fits your goals and plan accordingly.
Ready to turn this data into a plan? Call or text us now at 512-648-2828 to schedule a free, no-pressure consultation — we’ll help you pick the right suburb and strategy.
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