Metro area index
Home appreciation in the Austin-Round Rock-San Marcos, TX metro area
FHFA HPI® data shows the Austin-Round Rock-San Marcos, TX metro area's all-transactions index changed +0.3% over the year to Q2 2026, versus +1.6% for Texas and +3.0% for the U.S. That ranks 354th of 410 metro areas and divisions FHFA tracks.
- 1-year change
- +0.3%
- 5-year change
- +15.3%
- Since Q1 1995
- +406%
- Metro rank (1 year)
- 354th
U.S. +3.0%
U.S. +41.3%
U.S. +292%
of 410
Austin-Round Rock-San Marcos, TX vs Texas and the U.S.
FHFA HPI® all-transactions index, rebased so Q1 1995 = 100, through Q2 2026
- Austin-Round Rock-San Marcos, TX: 506.3
- Texas: 409.6
- United States: 391.6
Appreciation by time window
| Window | Metro | TX | U.S. | Gap vs TX | Gap vs U.S. |
|---|---|---|---|---|---|
| 1 year | +0.3% | +1.6% | +3.0% | −1.2 pts | −2.7 pts |
| 3 years | -2.5% | +6.2% | +12.9% | −8.7 pts | −15.3 pts |
| 5 years | +15.3% | +34.4% | +41.3% | −19.1 pts | −26.0 pts |
| 10 years | +80.8% | +87.1% | +93.3% | −6.3 pts | −12.6 pts |
| Since Q1 1995 | +406% | +310% | +292% | +96.7 pts | +114.8 pts |
3-digit ZIP regions in the Austin-Round Rock-San Marcos, TX area
Regions with at least 10% of their 2010 population inside the metro, largest overlap first. A 3-digit ZIP region can extend beyond the metro boundary.
| 3-digit ZIP region | State | 1 year | 5 years | Since Q1 1995 | Population in metro |
|---|---|---|---|---|---|
| 787 · Austin, TX area | TX | +1.3% | +11.9% | +467% | 100% |
| 786 · Round Rock, TX area | TX | -0.8% | +20.9% | +319% | 86% |
| 789 · Giddings, TX area | TX | +2.9% | +43.8% | +323% | 14% |
Boom, bust, and recovery in Austin-Round Rock-San Marcos, TX area
Austin-Round Rock-San Marcos, TX area's index peaked in Q1 2009, fell 4.5% to its low in Q1 2011, and regained its peak in Q4 2012, about 3.8 years after the top. Today it sits +156% versus that 2000s peak. How every state and ZIP region fared
| Area | 2000s peak | Low point | Peak to low | Back to peak | Today vs peak |
|---|---|---|---|---|---|
| Metro | Q1 2009 | Q1 2011 | -4.5% | Q4 2012 (3.8 yrs) | +156% |
| TX | Q1 2009 | Q2 2011 | -4.2% | Q2 2013 (4.2 yrs) | +134% |
| U.S. | Q1 2007 | Q2 2012 | -19.0% | Q4 2016 (9.8 yrs) | +89.3% |
Appreciation after inflation
Adjusting for consumer price inflation, Austin-Round Rock-San Marcos, TX area's index has changed +129% in real terms since Q1 1995. Home prices vs inflation
| Window | Inflation (CPI-U) | Metro after inflation | TX after inflation | U.S. after inflation |
|---|---|---|---|---|
| 1 year | +3.9% | -3.4% | -2.2% | -0.8% |
| 3 years | +9.8% | -11.2% | -3.3% | +2.8% |
| 5 years | +24.0% | -7.1% | +8.3% | +13.9% |
| 10 years | +39.1% | +30.0% | +34.5% | +39.0% |
| Since Q1 1995 | +121% | +129% | +85.0% | +76.8% |
If you bought in the Austin-Round Rock-San Marcos, TX area in…
An example $300,000 purchase grown at the metro index rate to Q2 2026.
| Bought in | Index change | $300,000 then, at the metro rate |
|---|---|---|
| Q2 1995 | +395% | $1,485,216 |
| Q2 2000 | +274% | $1,122,390 |
| Q2 2005 | +215% | $946,079 |
| Q2 2010 | +162% | $787,092 |
| Q2 2015 | +96.6% | $589,693 |
| Q2 2020 | +41.8% | $425,268 |
| Q2 2021 | +15.2% | $345,738 |
| Q2 2023 | -2.5% | $292,586 |
| Q2 2025 | +0.3% | $301,011 |
Frequently asked questions
- How much have home prices risen in the Austin-Round Rock-San Marcos, TX area?
- FHFA HPI® data for the Austin-Round Rock-San Marcos, TX metro area shows changes of +0.3% over one year, +15.3% over five years, and +80.8% over ten years to Q2 2026, and +406% since Q1 1995.
- Is the Austin-Round Rock-San Marcos, TX area beating the national average?
- Over the past year the metro's index moved −2.7 pts versus the U.S.; over five years the gap is −26.0 pts.
- What area does this metro index cover?
- FHFA computes metro indexes using the counties in each OMB-defined metropolitan statistical area. The index covers the whole area, so individual neighborhoods and homes can differ from it.