Mueller Real Estate Market Update - February 2026

Buyers are back - and they mean business. That's the headline coming out of February, and honestly, it couldn't feel more encouraging after what we saw in January. Ashley Jackson and I just wrapped our monthly data dive for the Mueller market, and the numbers are telling a clear story: when sellers price right and buyers get a little relief on rates, the market moves.

Read on for the breakdown, or watch the video!

Mueller Townhome Market - February 2026

Median Sale Price: $867,500

That's a nice uptick from recent months - what Ashley called 'the luck of the Irish,' and I'm not going to argue with that.

Here's a quick snapshot of the townhome numbers:

Closed Sales: 4

Median Year Built: 2014

Months of Inventory: 6.8 (18 active listings)

Close-to-Original-List Price: 97.9%

That close-to-list-price figure is the one that really jumps out at me. In January we were sitting at 90%. Jumping to 97.9% in February tells us something important: buyers are engaged, and they're not lowballing. They're making real offers on properties that are priced correctly.

That bounce is almost certainly connected to interest rates stabilizing - and even nudging slightly lower - since the start of the year. As I've talked about before in my post on What Lowering Interest Rates Means for Home Buyers in Austin, even modest rate improvements can get sidelined buyers off the fence.

Also worth noting: the median year built of 2014 confirms that buyers aren't just chasing new construction in Mueller. There's genuine demand for older, established properties - and that's great news if you own a townhome that's been in your portfolio for a while.

With 6.8 months of inventory, townhomes are still in buyer-friendly territory, so sellers need to make sure they're presenting well and pricing accurately. But the trend line is moving in a healthy direction.

Mueller Single-Family Home Market - February 2026

Median Sale Price: $925,000

Closed Sales: 3

Months of Inventory: 2.3 (9 active listings, up from 7 in January)

Close-to-Original-List Price: 96.7%

Median Year Built: 2008

Single-family in Mueller continues to be a tight market. We went from 7 active listings in January to 9 in February - a small uptick - but at 2.3 months of inventory, we're still firmly in low-supply territory.

The median year built of 2008 is also worth a mention - all three February sales were older homes. Just like with townhomes, this confirms what we see every day: Mueller buyers love the established character of this neighborhood. It's not just about a new build.

The Bigger Picture: What's Driving the Market Right Now?

Even with some global uncertainty swirling around, interest rates have remained relatively stable. And in today's Mueller market, rates are the engine. When rates hold, buyers plan. When buyers plan, they buy. It's that direct.

The jump from 90% to 97.9% close-to-list in the townhome segment isn't luck - it's buyers re-entering the market with confidence.

What This Means for Buyers and Sellers in Mueller

For Buyers:

If you've been waiting for a sign, February might be it. The window of favorable conditions won't stay open forever. Get pre-approved, know your numbers, and be ready to act decisively - especially on single-family homes where inventory is thin.

For Sellers:

Compare this month's update with January’s market report:

January 2026 Mueller Market Update

FAQ: February 2026 Mueller Market Update

Q: What does it mean when close-to-list price jumps from 90% to 97.9%?

It signals a healthier, more active market. Buyers are making stronger offers, and sellers are pricing more realistically. That gap closing is a reliable indicator of renewed buyer confidence.

Q: Is Mueller's townhome market still a buyer's market?

With 6.8 months of inventory, yes - technically. But the improving close-to-list ratio suggests buyers aren't getting steep discounts anymore. Sellers who price accurately are finding buyers.

Q: Why is single-family inventory so low at 2.3 months?

Mueller has always had limited single-family housing supply, and February saw only 9 active listings. Low inventory + stable rates = a competitive market for desirable properties.

Q: Should I buy a home now or wait for rates to drop further?

Waiting is always a gamble. Rates are stable right now, inventory in the single-family segment is tight, and buyers are already competing. Waiting for a better rate environment could mean facing higher prices and more competition later.

Q: Does the median year built matter when shopping for a home in Mueller?

It can. Older homes often sit on better lots, have established landscaping, and in Mueller's case, come with the charm of the original neighborhood design. They may also come with deferred maintenance, so a thorough inspection is always important.

Q: What's the best way for sellers to attract buyers in the current Mueller market?

The three pillars: condition, pricing, and professional marketing. Homes that check all three are moving. Homes that miss on even one tend to sit.

Q: How does global economic uncertainty affect the Mueller real estate market?

So far, it hasn't disrupted Mueller significantly. Rates have held relatively stable, and local demand remains strong. Mueller's walkability, amenities, and community character make it resilient to broader market headwinds.