Round Rock, Texas Housing Market

What stands out in Round Rock?

• Asking price per square foot has moved -2.2% a year over five years: among the weakest five-year price growth of 765 tracked cities. Appreciation has been weak, so buy for cash flow.
• 34% of sellers have cut their price: among the highest share of price cuts of 765 tracked cities. Many sellers have already admitted their first price was too high.
• Prices were above the year before in 59% of months: among the least consistent price growth of 765 tracked cities. Price growth here is unreliable. Do not count on it.

How far have Round Rock prices fallen?

Asking price per square foot in Round Rock is 22.6% below its May 2022 high and down 6.8% over the last year. Prices were above the year before in 59% of months since the data starts, so drops here have not always reversed quickly. 34% of sellers have cut their price. Underwrite with no price growth for now and let the seller carry the next cut.

How much can you negotiate in Round Rock?

For every 100 homes still for sale, 25 are under contract. In 2017–2019 at this time of year it was 39. The rest are still waiting for a buyer. About 1 in 3 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.

The typical Round Rock listing has been on the market 73 days. That is 13% longer than a year ago. There are 637 homes for sale in Round Rock. That is 15.9 times the tightest month on record, but below the peak of 661. Supply is steady against last year.

What to do about it

• Search Round Rock homes listed 90+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• Ask the seller to pay closing costs.
• You can lose a few offers here and still win.

Is now a good time to buy in Round Rock?

The median asking price is 25.4% below its May 2022 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Round Rock prices rose in only 65 of the last 111 months. This market goes up and down. Timing matters here. Growth will not rescue a bad price.

There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.

How does Round Rock compare with other Texas markets?

Ranked among the 77 Texas markets we track:

• Asking price: 27th priciest of 77. Round Rock is at $409,695. Closest: Pearland and Cedar Hill.
• Buyer competition: 20th least competitive of 67. Round Rock is at 0.25 buyers per home. Closest: Richardson and Irving.
• Time on market: 18th longest time on market of 77. Round Rock is at a median of 73 days on market. Closest: Brownsville and Temple.
• Price cuts: 2nd most price cuts of 77. Round Rock is at 34% of sellers cutting. Closest: Pflugerville and Cedar Park.

Who will rent from you in Round Rock?

In Round Rock, 38 out of every 100 households rent. Most own their home. The renter share is growing. Five years ago it was 34 in 100. Round Rock added about 7,700 renter households in five years. Renter households average 2.4 people. Two and three bedrooms fit the typical renter.

Households grew 28% in five years. The housing stock grew 24%. Demand is outrunning supply. Just 4.4% of homes sit empty. A well-priced rental fills fast here.

The median Round Rock household earns $114,960 a year. Incomes here have grown 4.6% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 3.6 times the median income. Locals can afford to buy here. Your exit buyer can be a local family. At 30% of income, a tenant on the median income can pay about $2,874 a month.

To see what one Round Rock address would rent for and cash flow, run it through the app.

What numbers should you underwrite a Round Rock deal with?

• Price growth to assume — -2.2%/yr. Round Rock grew 4.6% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Round Rock loses about 2.2% a year. That is the number to type in. Prices fell 6.8% over the last year. Use it for timing. The five-year rate is the better guide.
• Months of carrying cost — 3. Budget at least 73 days of holding costs, the current median listing age, when you exit or refinance. That is 13% longer than a year ago.
• Odds you cut your price to sell — 1 in 3. 34% of Round Rock listings have cut their asking price. Underwrite your exit below asking.
• Comp on price per square foot — $198/sqft. The typical Round Rock listing shrank from 2,583 to 2,138 sqft since Jul 2016. So median price hides real growth: 58% per sqft versus 30% on the median. Comp on median price and you will overpay for small homes.

Read how price cuts signal a market turning and how we read these numbers, then run the numbers on a deal.

What is the median home price in Round Rock?

The median asking price in Round Rock is about $410,000 as of Sep 2026, down 6.6% from a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Round Rock figures cover the 6 ZIP codes with a Round Rock mailing address, which can reach past city limits.

Is Round Rock a buyer's or seller's market in 2026?

Buyers have more room in Round Rock than usual. We compare Round Rock with 2017–2019 at this time of year: there are 25 pending sales per 100 listings, against 39 then; the typical listing has been up 46% more days; there are 15% more homes for sale.

Are Round Rock home prices going up or down?

The median asking price is 25.4% below its May 2022 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

What is the best month to buy a house in Round Rock?

Across 9 full years, Round Rock asking prices ran lowest in January, about 4.7% below the year's average. They peaked in June. The most homes for sale show up in August, about 26% above the yearly average.

What price growth should I assume for Round Rock?

Assume -2.2% a year. Round Rock grew 4.6% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Round Rock loses about 2.2% a year. That is the number to type in. Prices fell 6.8% over the last year. Use it for timing. The five-year rate is the better guide.

What is the fair market rent in Round Rock?

HUD's fiscal year 2026 fair market rent for Williamson County is $1,852 a month for 2 bedrooms and $2,347 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.