ABOR Region: How List-to-Sale Ratios Shifted in September

Deal of the Week

Deal of the Week · 6001 Leisure Run RD, Austin TX 78745 · MLS #9832049 · Listed by Resident Realty, LTD.. ALEX valuation $365,000 is an ALEX Intelligence estimate, not an appraisal.

Deals of the Week by price quartile. The quartiles come from the last 12 months of closed sales here. Each pick has the top ALEX deal score in its price range. Lower quartile: under $316,000 6001 Leisure Run RD, Austin TX 78745 · MLS #9832049 Listed at $315,000, 3 bed, 1.5 bath, 1,287 sq ft. Listed 14% below the ALEX valuation; 17% under the local price per sq ft; price reduced 19% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1177309655/6001-Leisure-Run-RD-Austin-TX Lower-middle quartile: $316,000 to $419,000 6607 Starstreak DR, Austin TX 78745 · MLS #1924421 Listed at $386,000, 4 bed, 2 bath, 1,786 sq ft. Listed 17% below the ALEX valuation; 27% under the local price per sq ft; price reduced 19% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1183307570/6607-Starstreak-DR-Austin-TX Upper-middle quartile: $419,000 to $630,000 11909 Bluebonnet LN, Manchaca TX 78652 · MLS #3094385 Listed at $550,000, 3 bed, 2 bath, 2,675 sq ft. Listed 10% below the ALEX valuation; 20% under the local price per sq ft; price reduced 19% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1170457765/11909-Bluebonnet-LN-Manchaca-TX Upper quartile: $630,000 and up 1908 Holly ST, Austin TX 78702 · MLS #4600837 Listed at $649,000, 2 bed, 2 bath, 1,531 sq ft. Listed 14% below the ALEX valuation; 31% under the local price per sq ft; price reduced 19% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1184901246/1908-Holly-ST-Austin-TX

Key figures · ABOR / Unlock MLS Region · September 2026

2,710 homes sold in ABOR / Unlock MLS Region in September 2026 (down 6.9% on a year earlier).

Median sale price: $407,250 (down 0.7% on a year earlier).

Median price per square foot: $204.

Median days on market: 56.

Median sale price as a share of the original list price: 94.1%.

16,133 homes for sale now, about 4.9 months of supply at the pace of the last six months.

Source: Unlock MLS, September 2026. Homes only (single-family, condo, townhome). Information deemed reliable but not guaranteed.

In the ABOR / Unlock MLS Region, buyers and sellers are negotiating closer to the original asking price than they were a year ago, though the gap remains wider than in prior months. The median list-to-sale price ratio stood at 94.1% across 2,710 closed sales in September 2026, down slightly from 94.7% in August but up from 93.1% in September 2025. This metric measures the final sale price as a percentage of the original list price; a ratio below 100% indicates homes sold for less than their initial asking price. ALEX Intelligence analyzed the pricing dynamics across the region to determine how negotiation leverage has shifted. While 83.5% of homes sold below their original list price, this share is down slightly compared to the prior month and significantly lower than the 86.2% seen a year ago. The median sale price rose 1.6% from August to $407,250, yet the average discount applied during negotiation has narrowed relative to the previous year's trends. The data suggests a market where initial pricing strategies are becoming more critical, as the final negotiated price remains consistently below the starting point for the majority of transactions. With 2,710 closed sales tracked in this period, the trend reflects a stabilization in how much buyers can negotiate off the list price compared to the sharper discounts observed in late 2025. The median close-to-original list ratio is calculated by dividing the final sale price by the original list price for each transaction and averaging the results. This figure provides a clearer picture of market sentiment than price alone, as it accounts for how aggressively sellers are pricing their homes relative to what they ultimately receive. Want to see this home? Call or text George at 713.918.9951 for a private showing. Data from Unlock MLS. Information deemed reliable but not guaranteed. Model outputs are ALEX Intelligence estimates, not appraisals. Read more Central Texas market data on the ALEX blog: https://alex-companies.com/blog MIT, Nvidia, Google & IBM-Trained. Cross Domain-Expert: Quantum, AI, Ethics, Sovereignty, Intelligence, Philanthropy. Solepoint Planning. VUI AI Cloud Architect. AI Certifications Development. Quant/AI Instructor. Castor Venture Club Member. Associate Broker. George Arnold Alexander III, MPA Director, ALEX Companies Associate Broker, Alexander Tiffany Southwest, LLC dba ALEX.realestate, et.al. Texas License #574878-B · Broker License #565194-BB Broker, ALEX Real Estate · North Carolina License #367733 Independent Broker, ALEX Real Estate · Colorado License #II.100112456 [email protected] · +1 713.918.9951