Hancock & NUNA Market Report, September 2026: More Choices for Buyers, More Sales, and Price Per Square Foot Holds
Welcome to our monthly Hancock & NUNA market report!
Hancock and the North University (NUNA) neighborhood are some of the best neighborhoods in Austin for clients relocating from Chicago to Austin, New York to Austin, San Francisco to Austin, and Boston to Austin who want historic homes, mature trees, and a walkable lifestyle close to the University of Texas. Residents can walk or bike to campus, coffee shops, and restaurants, and Hancock Golf Course and quick access to downtown round out the appeal. For transplants used to older, character-filled urban neighborhoods, Hancock and NUNA feel right at home.
In these reports, we focus on single-family home inventory in the Hancock and NUNA neighborhoods, since condominiums tend to beat to their own drum, and Austin condominium inventory is currently extremely high. Focusing on homes lets us get a true feel for the Hancock and NUNA real estate market. Unless noted otherwise, the indicators compare the last 12 months (October 2025 through September 2026) with the 12 months before that, which smooths out the month-to-month noise you get in a smaller neighborhood.
There are currently 28 active single-family properties in the Hancock and NUNA area. Four went under contract in the last month, and four closed in the last month on the MLS. Nine new listings came to market (versus three last September), eleven sellers reduced their price, and three listings were withdrawn. The area currently sits at 7.33 months of inventory, and over the last 12 months it averaged 6.19 months, versus 6.06 a year earlier -- which puts Hancock and NUNA at the edge of buyer's market territory, since a balanced market is 4-6 months of inventory.
The headline this month is choice.
Hancock and NUNA buyers have more options than they did a year ago. New listings rose 29.0% to 80 over the last 12 months from 62, and active listings rose to 101 from 89. Demand grew right alongside it: pending listings rose to 42 from 36, and total sales rose to 39 from 36. The success rate, which measures the share of listings that go pending or close rather than expire or withdraw, held steady at 53.2% versus 52.9%. Because supply and demand both grew, months of inventory barely moved.
Pace is the one place we see buyers taking their time. Median days on market rose to 70.0 from 46.0, although average days on market improved slightly to 88.3 from 93.3. Homes closed about 4.88% below asking over the last 12 months, a smaller discount than the 6.62% the year before, and sellers trimmed an average of 5.47% from original list price to final asking price, versus 6.78%. Eleven price reductions in September alone tell us sellers who launch too high are still having to adjust.
Now, a word on prices, because the median can mislead. The median sales price came in at $735,000 over the last 12 months versus $800,000 the year before, and the average sales price at $821,924 versus $952,411. Read at face value, that looks like a drop. It is a mixed metric. More smaller homes sold this year, which pulls the median and average down without any individual home losing value. The more reliable measure, price per square foot, tells the real story: the median rose 3.5% to $507 from $490, and the average rose to $508 from $492. Hancock and NUNA values are holding and modestly higher.
Keep in mind that the data in this report only shows the properties that trade on the MLS. A meaningful share of Hancock and NUNA homes change hands off-market, which is why our recommendation for potential home buyers seeking the best real estate agent in Austin is simple: make sure your realtor is plugged into off-market inventory. If an agent does fewer than 10 transactions a year, it is not likely that they know who to call or where to look to find that off-market inventory. And no, it is not rude to ask them how many transactions they do annually.
Land value continues to anchor these central neighborhoods. Lot value rises based on how large a home can be built on a piece of land, and location, size, trees, and historic district rules all factor in. The appreciation chart below shows the median sales price rising 9.33% in 2025 after a 14.29% dip in 2024, with big gains in 2021 (+21.50%) and 2022 (+19.05%).
Heading into fall
If you have been waiting for selection in a central, walkable neighborhood, Hancock and NUNA are offering it right now, and price reductions give buyers room to negotiate. Sellers can still do very well with the right pricing and preparation, since price per square foot is holding.
See you next month with more analysis!
Frequently asked questions
Is Hancock/NUNA a buyer's or seller's market right now?
It leans toward buyers. Hancock and NUNA currently sit at 7.33 months of single-family inventory and averaged 6.19 months over the last 12 months, versus 6.06 a year earlier. A balanced market is 4-6 months of inventory, so buyers have more choice and negotiating room here than in most central Austin neighborhoods.
Did Hancock and NUNA home prices drop?
Not on the metric that matters. The median sales price over the last 12 months was $735,000 versus $800,000, but that reflects more smaller homes selling. Median price per square foot rose 3.5% to $507 from $490.
How fast are homes selling in Hancock and NUNA?
A little slower than a year ago. Median days on market rose to 70.0 over the last 12 months from 46.0, though average days on market improved to 88.3 from 93.3. Homes closed about 4.88% below asking, versus 6.62% the year before.
How many homes sold in Hancock and NUNA over the last year?
39 single-family homes closed on the MLS from October 2025 through September 2026, versus 36 the year before, for total sales volume of $32,055,050. In September 2026, four homes closed and four went pending.
Why are Hancock and NUNA popular with people relocating to Austin?
Walkability, history, and proximity to UT. Residents can walk or bike to campus, coffee shops, and restaurants, with Hancock Golf Course and downtown close by. Buyers relocating from Chicago, New York, San Francisco, and Boston love the older, character-filled homes and tree-lined streets.
What is the best metric to value a Hancock or NUNA home?
Price per square foot and recent comparable sales, adjusted for condition, are far more reliable than median sale price, which swings based on the mix of homes that happen to sell. That being said - it's important to account for land value and not just rely on price per square foot - see a Reel we made about that here.
Our goal as your trusted real estate advisors is to provide you with the information you need to help you reach your investment goals.
As always, real estate is hyperlocal and extremely situational, so please reach out to us to discuss your specific situation. We’d love to help you and strategize what’s in your best interest.
Cheers!
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