June 2026 Mueller Market Update

If you've been waiting for a sign that Mueller's market is shifting, June gave us a big one. Single-family sales doubled year-over-year, townhome and row home sales jumped 150%, and inventory in both segments is noticeably tighter than it was a year ago. Ashley Jackson and I just finished our monthly data dive, and I want to walk you through what it means if you're buying or selling in Mueller right now.

Watch the video, or keep reading for the full breakdown:

Mueller Single-Family Home Market - June 2026

Closed Sales: 4 (up 100% year-over-year)

Active Listings: 9 (down 30% year-over-year)

Months of Inventory: 1.8

Median Home Age: 9 years

Close-to-Original-List Price: 98%

A close-to-list ratio of 98% tells me buyers aren't finding much room to negotiate on single-family homes right now, and that's no coincidence. With only 9 active listings and 1.8 months of inventory, this segment is genuinely tight. Closed sales doubling year-over-year, in a market with fewer homes to choose from, is a clear sign demand hasn't slowed - it's just running into a smaller pool of available homes.

The median home age of 9 years also confirms something I see constantly in Mueller: buyers aren't only chasing brand-new construction. Established homes with a little history are holding their own, especially when they're priced and presented well.

Mueller Townhome & Row Home Market - June 2026

Closed Sales: 5 (up 150% year-over-year)

Active Listings: 11, down almost 40% year-over-year (some of that count is new construction that's nearly sold out)

Months of Inventory: 3.0

Median Home Age: 10 years

Close-to-Original-List Price: 96.5%

Townhomes and row homes had their strongest relative month in a while, with closed sales up 150% compared to June of last year. Inventory is shrinking here too, down almost 40% year-over-year, and part of that drop is because some of Mueller's newer construction townhome projects are nearly sold out.

For owners of older row home units, this is genuinely good news after a few soft years of oversupply. Falling inventory should work in your favor over time. That said, you're still competing with shinier new construction, so pricing sharply and making sure your home shows well matter more than ever. I go into this in more detail in my post, Don't Skip The Make-Ready Prep! It's definitely worth a read if you're thinking that you may want to list your house in the next 6 months to a year.

Are We Nearing an Inflection Point?

Shrinking inventory across both single-family and townhome segments isn't just a Mueller quirk right now, and it lines up with what several Austin-area economists have been saying about the broader market: when available inventory contracts month after month the way we're seeing here, it's often an early signal that a market is approaching an inflection point, where the balance can start shifting back toward sellers.

That said, interest rates ticked up again in recent weeks, and I noticed a slight pullback in showing and offer activity heading into July, even though June itself was a genuinely busy month. Rates remain the wildcard. When they hold steady or ease slightly, buyers show up. When they climb, some sit back on the sidelines, even in a market as supply-constrained as Mueller's.

What This Means for Buyers and Sellers in Mueller

For Buyers:

Don't assume tight inventory means you have to overpay. It means you need to be prepared. Get your pre-approval locked in, know your must-haves versus your nice-to-haves, and be ready to move quickly on single-family homes especially, where 1.8 months of inventory leaves very little room to wait.

For Sellers:

If you own a row home or older townhome, the long-term trend is finally turning in your favor, but June's numbers aren't a green light to get lazy on pricing. Buyers are still comparing your home to new construction down the street. Sharp pricing and strong make-ready presentation are what get older units across the finish line right now.

Compare this month's update with earlier market snapshots: May 2026 Mueller Market Update | April 2026 Mueller Market Update

You can also catch every monthly breakdown on my Real Estate Market Updates playlist on YouTube.