How Is the Greater Austin Rental Market Doing in 2026? July Data & Landlord Insights

Your monthly guide to rental conditions in Greater Austin. This is our August 2026 report, covering July 2026 rental data: what rents looked like last month, what's driving the market, and what it means if you own a rental home.

Greater Austin Rental Market Snapshot — July 2026

Here's where Greater Austin rents landed in July 2026, across all property types — apartments, condos, townhomes, and single-family homes.

Greater Austin's median rent slipped to $1,812 in July 2026, down 0.47% year-over-year, with homes sitting on market for 52 days on average. Renters have the upper hand right now, so pricing your vacancy competitively from day one is the fastest way to avoid a costly extended vacancy.

Source: Doorstead market data, aggregated from public records and online rental listings, all rental property types, July 2026.

What's Driving Greater Austin Rental Market Conditions Right Now

Greater Austin Rental Supply and New Construction

Austin's supply wave is cresting. The metro delivered a record 30,002 multifamily units in 2025, equal to 8.7% of existing stock, and that volume flooded corridors like The Domain and North Austin's tech spine hardest, where apartment towers have been stacking up for years. The pipeline is now tightening quickly: residential permits through March 2026 ran 29.5% below the prior year and 14.8% below the long-term March average, so the heavy delivery years are behind us, with only scattered projects (a mixed-use block in Cedar Park, a build-to-rent community in Round Rock) left to absorb before new supply steps down meaningfully in 2027.

Why People Rent in Greater Austin

Austin's labor market keeps drawing people in. Unemployment sat at 3.4% in mid-2026, and the tech employment spine running through North Austin, The Domain, and the surrounding Arboretum pocket continues to anchor steady renter demand. Homeownership remains a tough calculation with 30-year mortgage rates at 6.66%, which keeps would-be buyers renting longer across every submarket, from Mueller's walkable urban blocks to South Austin's 78704 corridor. Domestic migration into Texas has slowed to its weakest pace since 2005, but international migration continues driving household formation across Greater Austin, giving the market a durable demand floor even as the domestic flow has pulled back.

What This Means for Greater Austin Landlords

The peak summer leasing window runs May through August, and you are now one month from the end of it, so price your vacancy to move this week rather than waiting. The median rent in July 2026 was $1,812, essentially flat year-over-year, and homes averaged 52 days on market, so a tenants holding out for concessions are getting them elsewhere. If you cannot lease by mid-August, prepare for a slower fall: the Austin market has a sharp seasonal dropoff after summer, and units that slip past Labor Day often sit significantly longer.

Greater Austin Rent by City — July 2026

Cedar Park leads the table with the fastest leasing speed in Greater Austin at 35 days on market, followed closely by Pflugerville, Hutto, and Buda all sitting at 41 days. San Marcos is the softest market in the group at 62 days, and it posted the largest month-over-month decline at -1.6%, while Kyle (54 days, -0.8% MoM) and Austin (55 days, -0.5% MoM) also tightened slightly but remain on the slower end. Across the metro, most suburbs are leasing in the 35-to-54-day range, with Georgetown, Manor, and San Marcos as the outliers sitting above 50 days.

• Austin, TX: North Austin's tech spine and The Domain village draw renter demand across price points, with 1BR net effective rents running $1,600–$2,000 in that corridor and East Austin's dining-and-arts scene pulling young renters citywide. At $1,693 median rent and 55 days on market in July, Austin is leasing slower than most of its suburbs and posted a 2.0% YoY decline, so owners should price competitively now while the summer leasing window is still open.

• Round Rock, TX: Avery Ranch gives north-side families Round Rock ISD access at prices well below central Austin, which helps sustain renter demand in this submarket. At $2,085 median rent and 42 days on market, Round Rock leased faster than Austin proper in July and is the only major suburb in this table showing meaningful positive YoY growth at +4.4%, a sign that demand here is outpacing the broader metro softness.

• Cedar Park, TX: Cedar Park held flat month-over-month and posted a nearly unchanged +0.2% YoY, putting its $2,100 median rent in a holding pattern rather than a clear trend in either direction. At 35 days on market, it was one of the fastest-leasing cities in Greater Austin in July, so well-priced listings here are moving quickly.

• Georgetown, TX: Georgetown also held flat month-over-month in July, but the +2.8% YoY gain shows rents have been climbing steadily over the past year. At 51 days on market, leasing pace is slower than Cedar Park or Round Rock, so landlords here need accurate pricing to avoid sitting vacant as the summer window narrows.

• Leander, TX: Leander posted the strongest YoY rent growth in the table at +6.3%, reaching a $2,200 median in July, the highest figure across all eleven cities. Month-over-month change was flat, but the annual trajectory is clear: Leander is absorbing demand well, and landlords there have real pricing leverage compared to softer markets elsewhere in the metro.

• Pflugerville, TX: Pflugerville's $2,100 median rent slipped 0.9% month-over-month in July, the largest single-month dip among the northern suburbs, though its YoY change is nearly flat at +0.2%. At 41 days on market, it leased at a pace comparable to Round Rock and Buda, so the monthly dip likely reflects normal seasonal noise rather than a structural shift.

• Kyle, TX: Kyle came in at $1,697 median rent and 54 days on market in July, a slow-leasing profile that mirrors Austin proper more than the faster-moving northern suburbs. The -0.8% MoM and -0.3% YoY both point in the same direction: owners here should price at or below comparable listings to avoid extended vacancy.

• Hutto, TX: Hutto held flat month-over-month at a $2,000 median rent and leased in 41 days, putting it in the middle of the pack on both price and speed. The near-zero YoY change (+0.3%) suggests the market is stable but not appreciating, so current pricing is likely close to where demand clears.

• San Marcos, TX: San Marcos is the weakest market in this table: $1,500 median rent in July, a -1.6% MoM drop, a -3.2% YoY decline, and 62 days on market, the slowest leasing pace across all eleven cities. Owners here face real pressure on multiple fronts, and pricing aggressively is the clearest way to shorten time on market before the summer window closes.

• Buda, TX: Buda held flat month-over-month at $2,100 median rent and leased in 41 days, matching Pflugerville and Hutto on speed while posting a stronger YoY gain of +5.0%. That combination of stable pricing and solid annual growth makes Buda one of the more resilient submarkets in Greater Austin right now.

• Manor, TX: Manor posted a $1,900 median rent with zero movement in either direction, flat MoM and flat YoY, making it one of the most static markets in the metro. At 59 days on market, leasing pace is slow, so landlords should be careful not to overprice given that demand here appears thin even during the summer window.

Greater Austin Rent by Bedroom Count and Property Type — July 2026

Rent by Bedroom Count in Greater Austin

Rent across Greater Austin scaled steadily with bedroom count in July 2026, but the jumps were far from uniform. The biggest single step came between two- and three-bedroom rentals: $558 separating a $1,478 median from a $2,036 one, a gap that dwarfs both the $377 climb from one- to two-bedroom and the $351 move from three- to four-bedroom. Studio and one-bedroom rentals sat remarkably close together, just $46 apart at $1,055 and $1,101 respectively, suggesting tenants get very little additional space for that upgrade in rent terms. From the cheapest studio to the largest four-bedroom, the full spread reached $1,332, with nearly half of that distance covered in the single step between two- and three-bedroom units.

Rent by Property Type in Greater Austin

Townhouses led all property types in July, with a median rent of $2,319 and homes leasing in just 31 days, a 28.0% premium over the blended metro median of $1,812. Single-family homes posted similar strength at $2,255 and 33 days on market, coming in $443 above the blended figure. Condos tracked close to the metro median at $1,768, finishing only $44 below it and leasing in 54 days. Apartments sat well apart from the rest, with a median rent of $1,231 and 98 days on market, a $581 gap below the blended median that reflects how differently that segment is absorbing supply right now.

Data Sources & Methodology

• Rental market data: Median rents, days on market, listing counts, and rent change figures. Sourced from county public records, deed and tax assessor data, and rental listings on publicly accessible platforms.
• Doorstead Platform Data: Internal leasing outcomes from Doorstead-managed rental homes across all property types, including days to lease. Trailing 12 months.

Data refreshed monthly. Doorstead benchmarks reflect managed properties only and may not be representative of the broader Greater Austin rental market.

City-Level Rental Market Reports

• Austin Rental Market Report