78681
Austin, Texas

The 78681 ZIP code market shows tepid momentum with a median sale price of $508,500, up just 1.7% year-over-year as of February 2026. Homes are sitting considerably longer than in previous cycles, averaging 113 days on market, while only 7% of properties sell above asking price. This extended marketing period and low bidding activity indicates a fundamental shift from seller dominance to a more balanced negotiating environment where pricing accuracy matters significantly.

Buyers gain substantial leverage in these conditions, particularly those willing to conduct patient due diligence across the 113-day average listing period. The 7% above-list figure means 93% of transactions close at or below asking, creating room for offer negotiations that were impossible during tighter market phases. Sellers facing timeline pressure or holding overpriced inventory face the greatest disadvantage, as extended days-on-market typically force eventual price corrections to attract the limited pool of active buyers.

The PropIQ score of 65 signals caution rather than opportunity, suggesting underlying market fragility that warrants defensive positioning. With price appreciation barely outpacing inflation at 1.7% and inventory absorption slowing considerably, the data points toward continued softness rather than imminent recovery. Monitor month-over-month listing growth and any acceleration in days-on-market figures, as these would confirm further buyer-market deepening and potential price pressure ahead.