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Investor-friendly real estate agents in Austin, TX
We match investors with vetted Austin-area agents who own rentals, run the numbers, and know the local rules. Free for investors.
Get matched in Austin6 vetted investor agents across the Austin metro
Austin is still correcting. Median sale prices across the metro were about $412,000 in August 2026, down 6.4% from a year earlier and well below the 2022 peak, and rents haven't moved in a year as a wave of new apartments came online. That makes it a buyer's market, not a cash-flow market: rent-to-price is the lowest of our Texas metros. What Austin offers investors instead is density: since 2024 the HOME amendments allow up to three homes on most single-family lots and lots as small as 1,800 square feet. Our six vetted partners cover Austin, Travis County and the northern and western suburbs, and include two property managers.
Single-family rentals across Austin and Travis County, from a partner who has sold 600+ homes to investors and manages about 100.
Partners who own property management companies, including a past Texas NARPM chapter president, for owners who want hands-off rentals.
Lots where Austin's HOME amendments allow up to three units or a lot split.
Selling or trading up rentals with an eye on minimizing taxes, including 1031 exchanges.
Is Austin worth investing in? The long-term trends
People, jobs, rents and prices for the Austin metro, straight from the Census Bureau, the Bureau of Labor Statistics and Zillow. Hover or tap a chart for exact values.
View data table
| Period | Value |
|---|---|
| 2010 | 1,727,601 |
| 2011 | 1,781,118 |
| 2012 | 1,835,653 |
| 2013 | 1,884,893 |
| 2014 | 1,944,513 |
| 2015 | 2,004,660 |
| 2016 | 2,065,007 |
| 2017 | 2,118,549 |
| 2018 | 2,169,708 |
| 2019 | 2,231,362 |
| 2020 | 2,300,172 |
| 2021 | 2,359,313 |
| 2022 | 2,434,592 |
| 2023 | 2,498,809 |
| 2024 | 2,567,149 |
| 2025 | 2,620,945 |
View data table
| Period | Value |
|---|---|
| 2011 | +30,793 |
| 2012 | +30,440 |
| 2013 | +25,812 |
| 2014 | +33,200 |
| 2015 | +32,848 |
| 2016 | +34,310 |
| 2017 | +29,596 |
| 2018 | +29,771 |
| 2019 | +41,505 |
| 2020 | +48,873 |
| 2021 | +44,254 |
| 2022 | +37,180 |
| 2023 | +21,984 |
| 2024 | +15,340 |
| 2025 | +19,860 |
View data table
| Period | Value |
|---|---|
| 2010 | 786,000 |
| 2011 | 812,700 |
| 2012 | 845,400 |
| 2013 | 885,100 |
| 2014 | 924,400 |
| 2015 | 964,900 |
| 2016 | 1,002,700 |
| 2017 | 1,037,000 |
| 2018 | 1,078,000 |
| 2019 | 1,120,400 |
| 2020 | 1,091,400 |
| 2021 | 1,172,500 |
| 2022 | 1,280,000 |
| 2023 | 1,342,000 |
| 2024 | 1,375,700 |
| 2025 | 1,402,900 |
View data table
| Period | Value |
|---|---|
| Dec 2015 | $1,225/mo |
| Dec 2016 | $1,250/mo |
| Dec 2017 | $1,284/mo |
| Dec 2018 | $1,342/mo |
| Dec 2019 | $1,396/mo |
| Dec 2020 | $1,389/mo |
| Dec 2021 | $1,689/mo |
| Dec 2022 | $1,750/mo |
| Dec 2023 | $1,701/mo |
| Dec 2024 | $1,629/mo |
| Dec 2025 | $1,582/mo |
| Aug 2026 | $1,622/mo |
View data table
| Period | Value |
|---|---|
| Dec 2010 | $198,118 |
| Dec 2011 | $194,962 |
| Dec 2012 | $205,396 |
| Dec 2013 | $227,548 |
| Dec 2014 | $252,606 |
| Dec 2015 | $276,467 |
| Dec 2016 | $293,747 |
| Dec 2017 | $305,676 |
| Dec 2018 | $315,857 |
| Dec 2019 | $328,204 |
| Dec 2020 | $368,959 |
| Dec 2021 | $499,311 |
| Dec 2022 | $520,974 |
| Dec 2023 | $477,746 |
| Dec 2024 | $461,734 |
| Dec 2025 | $433,920 |
| Aug 2026 | $417,977 |
View data table
| Period | Value |
|---|---|
| Dec 2015 | 18.8× |
| Dec 2016 | 19.6× |
| Dec 2017 | 19.8× |
| Dec 2018 | 19.6× |
| Dec 2019 | 19.6× |
| Dec 2020 | 22.1× |
| Dec 2021 | 24.6× |
| Dec 2022 | 24.8× |
| Dec 2023 | 23.4× |
| Dec 2024 | 23.6× |
| Dec 2025 | 22.9× |
| Aug 2026 | 21.5× |
Data retrieved October 15, 2026. Figures cover the Austin metro area.
The numbers and rules that matter in Austin
Zillow Home Value Index, Austin metro, Aug 2026 (−4.7% YoY).
Zillow Observed Rent Index, all home types, Aug 2026 (+0.0% YoY). Single-family 3-beds rent higher.
Typical rent ÷ typical home value. Well under the 1% rule; plan on cash flow from buying right, not from rents.
Over the past year: home values −4.7%, rents +0.0%.
More homes per lot under HOME
Austin's HOME amendments changed what a single-family lot can hold. Phase 1 (Ordinance 20231207-001, applications since February 2024) allows up to three dwelling units on lots zoned SF-1, SF-2 and SF-3. Phase 2 (Ordinance 20240516-006, applications since August 2024) created a small-lot single-family use for lots from 1,800 square feet, so larger lots can be split and sold or built separately.
Why it matters: at today's prices a single Austin house doesn't cover its own mortgage as a rental. Two or three units on one lot spread the land cost across more rents, and a lot split can let you sell one piece and keep the other. Investors look for larger lots in central and east Austin with alley or wide-street access and utilities close by.
- Deed restrictions and HOA covenants aren't overridden by HOME. Many subdivisions still limit a lot to one house. Have the title company pull the restrictions before you're under contract.
- Impervious cover limits, protected trees, flood plain and utility capacity can all shrink what a lot can actually hold. Talk to Development Services or a local builder about the specific lot.
- Building is the expensive part, and construction financing is harder to get than a mortgage. Get a builder's bid and run the rent math first.
Texas landlord-tenant basics
Texas is one of the more landlord-friendly states, and the law is statewide: cities can't add rent control. Eviction procedure changed on January 1, 2026 (SB 38), so guides written before then are out of date on notice delivery and court timelines. The points investors ask about most:
- No rent control: cities may only regulate rent after a disaster declaration and with the governor's approval (Local Government Code § 214.902). There's no statewide cap on increases; the lease controls, and month-to-month tenancies change terms with a month's notice.
- Eviction: a written notice to vacate (or, for unpaid rent, to pay or vacate) is required before filing, with 3 days' notice unless the lease sets a different period (Property Code § 24.005). SB 38, for suits filed on or after January 1, 2026, changed how that notice can be delivered and sped up the court process. Use a current form or an eviction attorney.
- Security deposit: refund it, with a written itemized list of deductions, within 30 days after the tenant moves out (§§ 92.103–92.104). You don't have to until the tenant gives a written forwarding address (§ 92.107). Withholding in bad faith costs $100 plus three times the amount withheld, plus attorney's fees.
- Late fees must be in a written lease and can't be charged until rent is unpaid two full days after the due date. A fee of up to 12% of monthly rent (buildings of 4 units or fewer) or 10% (larger buildings) is presumed reasonable (§ 92.019).
- Repairs: if a tenant who is current on rent gives notice of a condition that materially affects health or safety, and you don't make a diligent effort to repair within a reasonable time (7 days is presumed reasonable), the tenant can end the lease, repair and deduct, or sue (§§ 92.056–92.0561).
- Texas has no statute setting a notice period for landlord entry. Put an entry clause in your lease.
Short-term rental rules in Austin
Austin overhauled its STR rules in 2025. A city operating license is required for rentals under 30 days; licenses now run two years, and since July 1, 2026 platforms must show the license number on listings and take down unlicensed ones when the city tells them to.
- STRs are allowed as an accessory use in residential zones as long as the operator holds a valid license. Austin's 2016 attempt to phase out non-owner-occupied STRs was struck down by a state appeals court in 2019 (Zaatari v. City of Austin).
- One operator may run up to two STR units on a site, and any additional STRs must be at least 1,000 feet apart. That limits building a cluster of STRs in one neighborhood.
- The license fee was cut in 2026 and city pages have disagreed on the amount; check the current fee with Development Services before you budget.
- Hotel occupancy tax is 17% in total: 11% city (9% plus a 2% venue tax) and 6% state. Platforms have collected the city tax on their bookings since April 1, 2025, but you still file quarterly city reports and pay directly on any direct bookings. Proof of those filings is part of licensing.
- Lakeway, Bee Cave, Dripping Springs and the other suburbs set their own rules, and HOAs can prohibit STRs regardless of city law.
Last reviewed October 13, 2026. General information, not legal or tax advice — rules and fees change, so confirm with the city, the statute, or your attorney before you rely on them. Sources: Zillow Research data (ZHVI, ZORI) — Austin metro; Unlock MLS — August 2026 Central Texas housing report; City of Austin — HOME amendments; City of Austin — Short-term rentals; Austin Monitor — Council OKs new rules for short-term rentals (Sept 2025); City of Austin — Hotel occupancy taxes; City of Austin — Property tax rates; Texas Property Code ch. 92 — Residential tenancies; Texas Property Code ch. 24 — Forcible entry and detainer; Texas Local Government Code § 214.902 — Rent control; SB 38 (89th Legislature, 2025) — Eviction procedure, enrolled text; Texas Comptroller — Hotel occupancy tax.
Before you make an offer on a rental property, you need more than a gut feeling. Here is the step-by-step framework serious investors use to stress-test a deal on paper first.
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Austin's northern suburb: Dell's hometown, cheaper entry and fewer STR rules.
80 miles south on I-35, with lower prices and better rent-to-price.
An hour north: military rental demand at a fraction of Austin prices.
Questions investors ask about Austin
Which areas do your Austin agents cover?
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Our six vetted partners cover Austin and Travis County, Round Rock, Cedar Park and Leander to the north, and Lakeway, Bee Cave and Dripping Springs to the west. Two run property management companies. We match you with up to three based on your strategy, budget and target area.
Is Austin a good time to buy a rental?
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It's a better time than 2022: prices are still falling and buyers have leverage. But a median-priced house financed at today's rates won't cash flow as a long-term rental, because rents are under 0.4% of value a month and Texas property taxes are high. Buy because you've found a below-market deal, can add units, or plan to hold for a long time, not because rents cover the payment.
Can I build more than one home on an Austin lot?
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Often, yes. Since 2024 the HOME amendments allow up to three units on most single-family lots (SF-1, SF-2, SF-3) and lots as small as 1,800 square feet. Deed restrictions, HOA covenants, impervious-cover limits and protected trees can still block it, so check the specific lot before you buy.
Can I run an Airbnb in Austin?
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Yes, with a city STR license. Non-owner-occupied STRs are legal (a 2019 court ruling struck down the city's phase-out), but one operator is limited to two units per site and additional STRs must be 1,000 feet apart. Hotel taxes total 17%; platforms collect the city portion, but you still file quarterly reports.
Is Texas landlord-friendly?
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Yes. Cities can't impose rent control, there's no cap on rent increases, evictions start with a 3-day notice to vacate unless the lease says otherwise, and deposits are due back within 30 days of move-out once the tenant gives a forwarding address. The catch is property tax: Texas has no state income tax and leans on property tax instead, so expect annual bills of roughly 2% of assessed value in most of these metros. That, plus insurance, is what usually breaks Texas rental math.
What does it cost to get matched with a Austin agent?
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Nothing. Agents Invest is free for investors. The agent pays us a referral fee only if you close a deal with them.
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