Hays County vs Travis, Williamson and Bastrop Home Prices
By Kristin Allan ·
Hays County's median sales price in September 2026 was $399,900, about $97,500 below Travis County and roughly in line with Williamson County. The more useful difference is not price but supply: Hays County had 4.8 months of inventory, less than Travis, Williamson, Bastrop or Caldwell. If you are deciding where in Central Texas to buy or how to price a sale in Kyle, Buda or San Marcos, the neighboring counties are the comparison your buyers are making too.
My earlier posts looked at Hays County on its own. This one lines it up against the counties around it, using the same Unlock MLS report.
Key takeaways
- Hays County's median price was $399,900, Travis County's was $497,400 and Williamson County's was $395,000.
- Hays had 4.8 months of inventory. Travis had 5.8, Williamson 5.0, Bastrop 7.6 and Caldwell 6.4.
- Hays was the only one of the five counties where both active listings (up 4.9%) and new listings (up 12.4%) rose along with the median price.
- Closed sales fell in every county shown, so none of these medians should be read as a statement about any single home.
- Across the Austin-Round Rock-San Marcos area, homes closed at an average of 92.7% of list price, up from 91.4% a year earlier.
The side-by-side numbers
All figures are from the Unlock MLS September 2026 Central Texas Housing Report, with year-over-year changes in parentheses.
| County | Median price | Closed sales | Active listings | Months of inventory |
|---|---|---|---|---|
| Travis | $497,400 (up 2.6%) | 1,031 (down 9.6%) | 6,360 (down 6.1%) | 5.8 |
| Williamson | $395,000 (down 2.5%) | 765 (down 12.1%) | 4,249 (down 2.8%) | 5.0 |
| Hays | $399,900 (up 10.8%) | 294 (down 30.5%) | 1,898 (up 4.9%) | 4.8 |
| Bastrop | $340,000 (down 1.2%) | 105 (down 21.1%) | 723 (down 10.4%) | 7.6 |
| Caldwell | $301,500 (up 1.0%) | 28 (down 36.4%) | 235 (up 33.5%) | 6.4 |
What the price gap does and does not tell you
Hays County sits $97,500 under Travis and about $4,900 above Williamson. Bastrop was about $59,900 below Hays, and Caldwell about $98,400 below.
That is a gap in the middle of what sold in each county in one month, not a gap between comparable houses. Each county's mix of home ages, sizes and locations is different. A median can move because the mix of homes that closed changed. If you want to know what a particular house in Kyle or Buda is worth next to a similar house elsewhere, you need comparable sales, not county medians.
Why Hays County's 10.8% jump needs caution
Hays County's median rose 10.8% while its closed sales fell 30.5% to 294. Every other county in the table saw a much smaller median move, and several saw medians fall. With only 294 closings, a handful of higher-priced sales moving in or out of the month can shift the median noticeably. I would not present that 10.8% as appreciation, and I would not use it to price a home. I walked through that in more detail in Hays County Home Prices and Inventory: September 2026 and in the three-month view.
Supply is where Hays County stands out
Of the five counties, only Hays and Caldwell had more active listings than a year earlier. Travis, Williamson and Bastrop all had fewer. Hays County's 1,898 active listings were still a smaller pool than Williamson's 4,249 or Travis's 6,360, and its 4.8 months of inventory was the lowest of the group.
Months of inventory estimates how long current listings would take to sell at the current pace of sales. Lower numbers generally mean a seller has somewhat less competition from other listings. Hays County was lowest, but it is also the county where new listings grew fastest (up 12.4%, against 7.7% in Williamson and declines in Travis, Bastrop and Caldwell). Supply here is building from a lower base, and that is worth watching if you plan to list this winter or spring.
Caldwell County's figures are based on 28 closed sales, and its 80.8% rise in pending sales is on 47 contracts. I would not draw conclusions from numbers that small.
What this means if you are selling
- Your buyers are comparing counties. Someone who can stretch to roughly $400,000 may be looking at Hays and Williamson at the same time. Presentation, condition and pricing matter more than the county name.
- Price from nearby closed sales. Use what sold on your street or in your subdivision in the last 90 days. Our home value tool is a starting point, and I am glad to pull comparables with you.
- Expect negotiation. In the Austin-area report, the average sold home closed at 92.7% of list price, up from 91.4% a year earlier. That is a metro-wide average and not a number for any one town or price range, but it tells me buyers are still negotiating and sellers are getting somewhat closer to list than they were a year ago.
- Plan the calendar. If new listings keep rising, listing before the spring wave means less direct competition. See our selling guide for how I approach timing and preparation.
What this means if you are buying
- More choice than last year in Hays. Active listings rose here while they fell in three of the other four counties.
- Compare total cost, not just list price. A lower price in a further-out county can come with a longer commute, different tax rates, or MUD and HOA costs. Ask for the tax rate and any district fees on every home you tour.
- Talk to Dustin early about financing. Dustin is a licensed mortgage loan originator as well as an agent on our team. The report notes that higher monthly payments are a key challenge for buyers right now, so I would look at the payment before you fall in love with a house. Start at our buyer page.
What I take from this month
Hays County is not simply "cheaper than Austin." Its median is close to Williamson's, its supply is lower than the neighboring counties but growing, and its recent price figure rests on a thin month of sales. Those facts point toward careful pricing and individual comparables rather than a headline number. For a running view, I keep our market update page current.
Talk with me
If you are weighing a sale or purchase in Kyle, Buda, San Marcos, Dripping Springs or Wimberley, call or text me at 512-820-3084, or reach out through our contact page. I would rather look at your actual situation than hand you a county average.
Sources
- Unlock MLS, September 2026 Central Texas Housing Report (published Oct. 13, 2026)
- Unlock MLS, News
Questions about buying or selling in Hays County?
Call or text Kristin at 512-820-3084, or send us a message.
