Texas has 10 months of housing supply right now.

For context, 6 months is considered a balanced market. Anything above that favors buyers. Texas is at 10.

According to data from the Texas Real Estate Research Center, active inventory stands at 141,519 homes with 10.07 months of supply as of March 31, 2026. Homes are sitting on the market for 82 days on average, 12 more days than a year ago.

51% of active listings in Austin have already taken a price cut. Austin's median price is $460,000, down 16% from the May 2022 peak. Statewide median sale price is $341,800, down 1.8% year over year.

This Is What a Real Buyer's Market Looks Like

Not the kind people talk about theoretically. The kind where sellers are cutting prices, homes are sitting, and buyers actually have negotiating power for the first time since before the pandemic.

This is not a temporary dip. This is a structural shift. The Texas A&M research data shows inventory has been climbing for over a year. Builders are still constructing. Migration is still coming. But supply has outpaced demand in the short term.

What This Means for Agents in Texas

Your sellers need a reality check on pricing. The agents who are willing to have that honest conversation are closing deals. The ones who take overpriced listings and let them sit for 82 days are burning their reputation and their client's equity.

When 51% of listings in Austin have taken a price cut, the market is telling you something. Sellers who price right from the start sell faster and for more money than those who start high and chase the market down. The national data shows the same pattern. Price cuts hit 20% of listings nationally.

Your buyers need to know this window is real. The data supports moving now. Inventory is high. Sellers are motivated. The market has their back. But this window does not last forever. The market is recalibrating. The buyers who recognize the floor will be the ones who benefit from it.

Be the most informed voice in the room. Lead with the data. That is what separates the agents who are thriving right now from the ones waiting for the market to come back. The most successful agents do not wait for conditions to improve. They adapt to the conditions that exist.

The Honest Truth About Texas Real Estate

Texas is still growing. The population is still coming. The jobs are still being created. What changed is that the pandemic boom pushed prices too high too fast, and the market is correcting.

That correction has created an opportunity. Buyers who were priced out in 2022 and 2023 can now get into Texas real estate at prices lower than last year. Having a coach who understands this market can be the difference between capitalizing on it and missing it.

The agents who lead with data, price honestly, and help buyers see the opportunity in front of them are the ones who will look back at this period as the moment their business took off. The ones who keep waiting for 2021 to come back will still be waiting when the market moves on without them.