Table of Contents
- Introduction
- Comparing Median Home Prices: Austin vs. Northeast Austin Suburbs
- Pflugerville, TX: New Home Sales, Price Growth & Negotiation Tips
- Georgetown, TX: Price Correction & Buyer Opportunities in 2026
- Round Rock, TX: Best Deals for Home Buyers in 2026
- Hutto, TX: Explosive Growth & Top Communities to Watch
- Manor, TX: Slow Market Dynamics & Risks for Buyers and Sellers
- Key Takeaways: Where to Buy, Sell & Negotiate in Austin’s Suburbs
- FAQs
- Final Thoughts: How to Stay Ahead in Austin's Suburban Real Estate Trends
Introduction
The Austin real estate market is no longer a single monolith. What used to be summarized in one headline now breaks into multiple, very different suburb stories. Northeast suburbs — Pflugerville, Hutto, Georgetown, Round Rock, and Manor — are each moving on their own tracks: some are booming, some are correcting, and some offer surprising bargains.
Across those five suburbs the median price for a new home in December 2025 was about $465,000, while the median new-home price inside the city of Austin was roughly $665,000. That gap is real money — about a $200,000 saving for many buyers who choose the suburbs instead of the city. If you are tracking the Austin real estate market, this divergence is the single most important trend to understand right now.
Here's the short version: Pflugerville and Hutto are seeing explosive activity; Round Rock and Manor slowed and cooled; Georgetown is experiencing a notable price correction. Every suburb has a different balance of sales volume, price movement, and negotiating power.
Comparing Median Home Prices: Austin vs. Northeast Austin Suburbs
Key comparative numbers:
- City of Austin (new homes): median ~ $665,000
- Northeast suburbs (combined): median ~ $465,000
The Austin real estate market shows that location matters — and suburb choice matters even more. Moving twenty to thirty minutes away can produce large price differences while delivering comparable amenities and commute options for many people.
Across these suburbs days on market increased universally, so buyers generally have more leverage now than during the pay-over-asking years. Sellers must price realistically from day one, or their homes will languish.
Pflugerville, TX: New Home Sales, Price Growth & Negotiation Tips
Pflugerville was the only suburb among the five that posted positive price growth year-over-year: median sold price rose roughly 15% to about $465,000, and sales volume jumped 133%.
Two communities are driving the market here:
- Lisso — resort-style amenities: pool, fitness center, trails, and a location that makes commutes to Samsung, Apple, or the Domain realistic for many buyers.
- Lakeside Meadows — no on-site amenities, but proximity to Lake Pflugerville is a major lifestyle draw.
Even though prices moved up, median days on market tripled from ~22 to ~72 days. That means negotiation windows exist even in hot suburbs. Builders who price aggressively correctly still move homes near asking, but those who push price too high will face long days on market.
Example opportunity: a 5-bed, 3-bath home in Lakeside Meadows listed just under $465,000 (~$156/sq ft) that was priced significantly below an identical model nearby. Long market time indicates builder motivation — a buyer's chance to capture real value in the Austin real estate market.
VIEW HOMES FOR SALE IN PFLUGERVILLE, TX
Georgetown, TX: Price Correction & Buyer Opportunities in 2026
Georgetown tells a different story. Median sold price for December 2025 fell close to 11.8% year-over-year to about $485,000, while sales volume stayed essentially flat. That combination signals a correction where buyers are price sensitive and unwilling to pay the top-of-market premiums they did a few years ago.
Days on market in Georgetown are long — around 100+ days — but sellers who have reset expectations are still closing deals. Median sale-to-list ratios of around 97.7% mean buyers can expect to negotiate, albeit not for massive discounts.
Why Georgetown matters in the Austin real estate market:
- Best-established amenities and community infrastructure.
- Strong downtown charm and long-term appeal.
- Opportunities to buy into premium communities at prices below the recent peaks.
Example deal to watch: a 4-bed, 3.5-bath in Nolina listed just over $470,000 and on the market for 100+ days. In a community where comparable homes can be priced well above median, motivated sellers create windows for savvy buyers.
VIEW HOMES FOR SALE IN GEORGETOWN, TX
Round Rock, TX: Best Deals for Home Buyers in 2026
Round Rock is dominated by one community right now: Avery Center accounted for nearly 48% of Round Rock's December sales. That concentration explains why Round Rock's median price was essentially flat year-over-year (down ~1.7%).
What stands out is negotiating power. Sales volume dropped (~32%), days on market rose from the low 40s to mid 70s, and the median sale-to-list ratio sits near 96%. That equates to roughly a 4% average discount off list price — the biggest negotiating room among the five suburbs covered.
Deal highlight: a nearly 3,500 sq ft, five-bed, three-bath in Solerno listed at ~$469,000 (~$135/sq ft) and on the market for 135+ days. That price per square foot is the lowest across the five suburbs. For buyers who want proven communities with move-in-ready inventory and genuine leverage, Round Rock is a hotspot in the Austin real estate market.
VIEW HOMES FOR SALE IN ROUND ROCK, TX
Hutto, TX: Explosive Growth & Top Communities to Watch
Hutto saw the most dramatic sales increase: sales were up ~ 389% year-over-year in December 2025. Flora, a new master-plan community, accounted for ~ 38.6% of Hutto's sales that month. Flora offers resort-style amenities, multiple builders, and median prices in the high $300Ks.
Despite the sales boom, Hutto's median sold price barely dropped (~1.4%), which indicates strong demand grounded in quality and amenities rather than a race to the bottom on price. Median days on market rose to ~91 days, and median sale-to-list hovered around 97.8%.
A standout bargain: a 4-bed, 3.5-bath in Flora listed just under $489,000 (~$150/sq ft) that had been on the market for over 170 days — pricing ~20% below Hutto's median. For buyers wanting resort-style amenities without the Austin city price tag, Hutto is a compelling value play in the broader Austin real estate market.
VIEW HOMES FOR SALE IN HUTTO, TX
Manor, TX: Slow Market Dynamics & Risks for Buyers and Sellers
Manor is the toughest market among the five. Sales volume dropped ~ 35%, median sold price fell ~ 6%, and median days on market jumped to ~ 128 days. That combination signals hesitation: fewer transactions, lower prices, and much longer marketing times.
Manor's median sale-to-list ratio of ~ 98% indicates that builders who price realistically still sell, but many homes are sitting. Manor competes directly with new communities in Pflugerville and Hutto that offer similar price points and newer amenities, siphoning potential buyers away.
Example to consider: a 5-bed, 4-bath home in a premier Manor community listed under $430,000 (~$156/sq ft) and priced roughly 14% below Manor's median. For buyers who like the hometown vibe and proximity to downtown Austin, Manor is under the radar — but expect longer negotiation cycles.
VIEW HOMES FOR SALE IN MANOR, TX
Key Takeaways: Where to Buy, Sell & Negotiate in Austin’s Suburbs
If you're trying to act in the Austin real estate market, here are the practical takeaways you can use today.
- Pflugerville — hot, but negotiable. Prices up, sales up, days on market longer: buyers have room to negotiate even in popular communities.
- Georgetown — opportunity window. Prices down ~11.8% from last year. Buyers who were previously priced out can now find value in established communities.
- Hutto — value and volume. Huge sales increases driven by master-plan communities with amenities. A strong choice if you want resort-style features without Austin city pricing.
- Round Rock — where the deals live. Flat prices, shrinking sales volume, and the highest buyer negotiating power (average ~4% off list).
- Manor — risk and patience required. Sales down, days on market long. Only buy if you get a significant discount or are comfortable with longer timelines.
For sellers: price aggressively and accurately from day one. Homes that sit lose appeal. For buyers: expect negotiation, inspections, and opportunities to secure meaningful discounts across the Austin real estate market.
FAQs
Is the Austin real estate market still a single market?
No. The Austin real estate market now behaves like multiple markets. Neighborhoods and suburbs have their own supply, demand, and price dynamics. Planning for a move requires suburb-level data, not just citywide headlines.
Where are the biggest bargains right now in the Austin real estate market?
Round Rock and Manor currently show the greatest negotiating leverage — Round Rock for established communities with move-in-ready inventory and Manor for under-the-radar value if you are willing to wait. Pflugerville and Hutto also offer specific motivated listings to watch.
Should I wait for interest rates to change before buying in the Austin real estate market?
Interest rates matter, but timing the market is risky. Instead, focus on suburb-level opportunities and personal readiness. If you can lock a favorable rate or leverage a motivated seller in a suburb that fits your needs, acting now can be wiser than waiting for an uncertain macro shift.
How much negotiation is realistic across these suburbs?
Negotiation room varies: Round Rock averages about 4% off list, Georgetown and Hutto roughly 2% to 2.5%, and Manor and Pflugerville depend heavily on the builder and listing history. Days on market rising across the board means more negotiating leverage everywhere compared to 2021–2022.
What should sellers in these suburbs do differently in the current Austin real estate market?
Price properly from day one. Homes that come on at unrealistic prices sit much longer. Market with high-quality photos and accurate comparative data, and be prepared for inspections and negotiation. Working with an agent who understands suburb-level trends is essential.
How can buyers find the best specific listings?
Track days on market, price per square foot, and sale-to-list ratios for the specific communities you like. Look for listings that are substantially below neighborhood medians and have extended days on market. Those are often the most negotiable.
Final Thoughts: How to Stay Ahead in Austin's Suburban Real Estate Trends
The Austin real estate market is nuanced and local. Suburb-level clarity gives you the edge: more negotiating power, better-targeted searches, and a clearer sense of where your budget goes the farthest.
Keep an eye on next month’s data to see whether Pflugerville’s momentum continues, whether Georgetown’s correction stabilizes, and whether Hutto can sustain explosive growth. In the meantime, use suburb-specific data when making buying or selling decisions — and price and negotiate based on what’s selling today, not what sold at the peak years.
If you want to stay ahead in the Austin real estate market, focus on suburbs, track days on market and sale-to-list ratios, and always compare price per square foot within the same community. That’s how you find the real deals hiding in plain sight. Ready to act? Call or text us now at 512-648-2828 to schedule a free consultation and neighborhood walkthrough.
