78640
Austin, Texas
Austin 78640 needs watching.
The 78640 ZIP code in Austin, Texas has a median sale price of $310K, down -5.7% year-over-year. Homes spend an average of 112 days on market, with 14% of homes selling above list price.
Folio's PropIQ™ score of 55 signals Caution conditions. Elevated price drops and longer days on market indicate softening in 78640.
ZIP 78640 shows a buyer-advantaged market with the median sale price at $310,000, down 5.7% year-over-year. Homes are averaging 112 days on market, significantly above the pre-pandemic norm of 30-45 days, indicating reduced urgency among buyers. Only 14% of properties sell above list price, a stark contrast to the 60-70% rates seen during the 2021-2022 peak, confirming weakened competitive pressure and increased negotiating leverage for purchasers.
This environment favors patient primary-residence buyers with financing secured and contingency-dependent offers. The extended 112-day marketing period allows time for thorough inspections and appraisal negotiations without fear of being outbid. Sellers face disadvantages unless pricing 3-5% below recent comparables, while investors should focus on distressed acquisitions rather than appreciation plays given the negative 5.7% price trajectory and soft absorption rates.
The PropIQ score of 55 signals continued caution, suggesting stabilization rather than recovery in the next two quarters. The 14% above-list ratio indicates minimal upward price pressure, while the 112-day inventory sits indicates supply exceeds current demand levels. Monitor monthly absorption rates and any movement toward 90-day DOM thresholds, which would suggest equilibrium; until then, expect sideways-to-soft pricing through mid-2026.
What is the median home price in 78640 Austin?
The median sale price in 78640 is $310K, down -5.7% year-over-year as of 2026-02-28.
How long do homes stay on the market in Austin 78640?
Homes in 78640 Austin spend an average of 112 days on market before going under contract.
Is Austin 78640 a good place to invest in real estate?
Folio's PropIQ™ score for 78640 is 55/100 — a Caution signal. 14% of homes sold above asking.
What does a PropIQ™ score of 55 mean for 78640?
PropIQ™ is Folio's proprietary market score combining price momentum, days-on-market velocity, inventory absorption, and investment signals into a 0–100 number. Score of 55 = Caution in 78640 Austin, Texas.