Cedar ParkSingle-Family HomesMarket Snapshot · July 2026
Prepared By
Lauren A. Petty, REALTOR®
Brokered by eXp Realty
Data Source
Unlock MLS · Austin Board of REALTORS®
01 — Overview
Executive Summary
Cedar Park's single-family housing market shifted from a seller's market in June to a balanced market in July 2026.
The change was driven by a 24.2% decline in closed sales combined with a 2.6% increase in active inventory. Months of inventory rose from 2.52 to 3.41 months, while the absorption rate fell from 39.74% to 29.36%.
Pricing also softened. The closed median price declined 16.1% to $465,000, and the pending median price fell 18.5% to $439,500. Closed homes took longer to sell, averaging 43 days on the market.
Buyer leverage improved, but the market was not uniformly weak. Pending activity increased, the combined pending and under-contract pipeline grew slightly, and active inventory had a lower average market age. These mixed indicators suggest Cedar Park is experiencing a meaningful rebalancing rather than a sharp downturn.
Market Classification
Balanced Market
Months of Inventory
3.41 mo
+35.3%Absorption Rate
29.36%
-10.38 pts02 — By The Numbers
July 2026 Market Snapshot
Listing Activity
Closed
69
Active
235
Pending
33
Under Contract
45
Expired
7
Withdrawn
29
No HOA
56
Under $300k
2
| Market Activity | July 2026 | June 2026 | Monthly Change |
|---|---|---|---|
| Closed | 69 | 91 | -22 / -24.2% |
| Expired | 7 | 10 | -3 / -30.0% |
| Withdrawn | 29 | 16 | +13 / +81.3% |
| Active | 235 | 229 | +6 / +2.6% |
| Pending | 33 | 23 | +10 / +43.5% |
| Under Contract | 45 | 52 | -7 / -13.5% |
| Homes without a HOA | 56 | 55 | +1 / +1.8% |
| Homes priced below $300k | 2 | 3 | -1 / -33.3% |
22 fewer transactions closed
The most consequential change was the decline in closed sales — Cedar Park completed 22 fewer transactions in July while active inventory increased.
Withdrawn listings jumped to 29
More sellers chose to remove their properties rather than continue marketing them under current conditions.
Pending up, under contract down
Combined pending and under-contract listings increased modestly from 75 to 78, providing some support for August closings.
Entry-level supply nearly absent
Only two active homes were priced at or below $300,000 — less than 1% of available inventory. Non-HOA homes were 23.8% of July inventory vs. 24.0% in June.
Closed-Home Pricing
Closed
Median
$465,000
Average
$564,445
Avg $/Sq Ft · $221.38
Active
Median
$535,000
Average
$622,426
Avg DOM · 57.2 days
Pending
Median
$439,500
Average
$516,128
Momentum indicator
Closed Price to List Price
97.68%
Avg Seller-Paid Closing Costs
$3,244
Closed Avg Days on Market
43.0
Median fell far more than $/sq ft
The median declined 16.1% while price per square foot slipped only 0.6%, indicating a heavier concentration of lower-priced and smaller closings rather than an equivalent market-wide value drop.
Smaller, but more frequent
Average seller-paid buyer closing costs fell 8.0%, yet assistance appeared in 55.9% of July closings with a reported value versus 48.4% in June.
Pending median 17.9% below active
In June that gap was only 1.1%. Lower-priced homes are currently attracting a greater share of buyer activity.
Closings slower, inventory newer
Closed average days on market rose to 43.0 (+8.6%), while active average age fell to 57.2 days (-17.0%) as newer listings refreshed the pool.
03 — Velocity Leaders
The 3 Fastest Moving Subdivisions
Based on average days on market for July closed sales, with a minimum of two closed transactions per subdivision. Several subdivisions recorded faster results from a single closing — a two-sale minimum was applied to reduce the influence of one-property outcomes.
Cypress Mill
Two sales · 6 and 7 days
Crossing At Carriage Hills
Two sales · 10 and 11 days
Cedar Park Towncenter Sec 7
Two sales · 27 and 32 days
04 — Market Temperature
Inventory & Absorption
Months of inventory rose to 3.41 months while absorption fell to 29.36%, moving Cedar Park out of seller's-market territory. Although active listings increased by only six, the decline in closings pushed months of inventory up by more than one-third.
June
Months of Inventory
2.52
Absorption
39.74%
July
Months of Inventory
3.41
Absorption
29.36%
July Classification · Balanced Market
Absorption 29.36% (within the 20%–32% balanced range) and 3.41 months of inventory (within the 3.1–5.0 balanced range). July's measurements do not fall on a classification cusp.
June Classification · Seller's Market
Absorption 39.74% with 2.52 months of inventory.
Months of Inventory
Higher = more buyer leverage
Absorption Rate
05 — Month Over Month
July vs. June Comparison
Transaction Pipeline
Median Price Movement
Full Change Table
| Metric | June | July | Change |
|---|---|---|---|
| Closed Sales | 91 | 69 | -24.18% |
| Active Listings | 229 | 235 | +2.62% |
| Pending | 23 | 33 | +43.48% |
| Under Contract | 52 | 45 | -13.46% |
| Expired | 10 | 7 | -30.00% |
| Withdrawn | 16 | 29 | +81.25% |
| Closed Median | $554,125 | $465,000 | -16.08% |
| Closed Average | $580,203 | $564,445 | -2.72% |
| Avg $/Sq Ft (Closed) | $222.72 | $221.38 | -0.60% |
| Active Median | $545,000 | $535,000 | -1.83% |
| Active Average | $620,535 | $622,426 | +0.30% |
| Pending Median | $539,000 | $439,500 | -18.46% |
| Pending Average | $657,185 | $516,128 | -21.46% |
| Avg Seller-Paid Closing Costs | $3,527 | $3,244 | -8.02% |
| Closed Avg DOM | 39.6 | 43.0 | +8.59% |
| Active Avg DOM | 68.9 | 57.2 | -16.98% |
| Months of Inventory | 2.52 | 3.41 | +35.32% |
| Absorption Rate | 39.74% | 29.36% | -26.12% |
06 — Between The Lines
Significant Market Trends
Market conditions changed quickly
The shift from 2.52 to 3.41 months of inventory occurred in one month, caused primarily by fewer completed sales rather than a major surge in listing supply.
Closed sales skewed lower-priced
The median declined 16.1% while average price per square foot fell only 0.6% — July included a larger share of lower-priced or smaller transactions.
Future closing prices may remain soft
Pending median and average prices declined more than closed-price measurements. If pendings close near list, next month's closed mix could remain below June levels.
Buyer negotiations became more common
The average concession amount declined while a larger share of closings included seller-paid buyer costs — targeted assistance with tighter limits.
Withdrawal activity warrants attention
Withdrawn listings increased 81.3%, reflecting sellers responding to slower activity, pricing misses, changing plans, or intent to relist later.
A modest positive signal
Combined pending and under-contract activity rose 4.0%, from 75 to 78 listings — helpful, but not yet enough to offset July's sales decline.
Affordable Inventory (< $300k)
Affordable stock shrank — only 2 homes at or below $300k.
Homes Without HOA
Non-HOA options were 23.8% of active inventory (56 of 235).
07 — Looking Ahead
Forecasting Prediction
Cedar Park is likely to remain a balanced market during August 2026, with conditions continuing to offer buyers greater negotiating flexibility than they had in June.
The slightly larger pending and under-contract pipeline may support a modest recovery in closing activity. However, the sharp decline in pending prices suggests the next group of completed transactions may continue to reflect a lower price mix.
Active inventory is expected to remain elevated relative to sales. Months of inventory will likely remain near the balanced-market range unless closing volume rebounds substantially.
Sellers should expect buyers to compare properties carefully and negotiate based on condition, days on market, and competing inventory. Accurate initial pricing will remain important, particularly as withdrawn listings and slower closed-sale velocity demonstrate the risk of missing the market.
Buyers may find opportunities to negotiate below list price or request closing-cost assistance, especially on listings that have accumulated market time. Well-priced homes in desirable subdivisions can still move quickly, so negotiating power will vary by property and neighborhood.
Market Classification
Likely remains a Balanced Market unless closing volume rebounds substantially.
Closed Pricing
Soft — pending medians point to a lower price mix in the next reporting period.
Days on Market
Mixed — well-priced homes still move quickly, aged listings invite negotiation.
Disclaimer
My predictions are bar any unforeseen events causing outliers and it's possible my crystal ball may not be functioning properly.
08 — Let's Talk
Interested in Your Neighborhood?
Lauren A. Petty, REALTOR®
Brokered by eXp Realty
I'm a professional analyst and project manager turned REALTOR®, serving the information without sales-talk. That's exactly how I support buyers and sellers: strategy and calm so you can make clear decisions.
How I Work
- Deep knowledge of Austin-area neighborhoods, schools, and market trends — grounded in data-driven analysis
- Project-managed precision so details don't slip
- A plan-first approach: clear timelines, decision points, and what happens next
- Personalized relocation assistance and community orientation
- Negotiation strategy that's about price + terms (concessions, option period, repairs, timelines)
- Network of local service providers and resources