Hyde Park Market Report, June 2026: Off-Markets, Land Value, and Inventory
- Jul 2
- 4 min read
Updated: Aug 5
Supply and Inventory
Hyde Park supply is down roughly 20% in June compared to the same period last year, which is consistent with the data we collect for the central city (The image shows data for single-family homes within 12 miles of downtown).
Inventory sits right around 3.4 months for single-family homes, well under the city-wide level of 5 months. While the spring selling season has wrapped up and we are heading into the slightly slower summer months, sellers who are prepped and priced well in Hyde Park are still getting good results.
Days on market have trended down significantly from last year, but that figure is missing a crucial detail: homes sold off-market will have zero days on market. They are absent from all of the MLS data. For better or worse, many of the largest, most expensive homes sell exactly that way.
Pricing and Sales Volume
Median sale price is approximately $841K, up from last year, but the most expensive homes were not part of this mix. Additionally, heritage homes owned for 20-plus years with plenty of equity may have sat out last year's slower market entirely. Median prices moving up or down can be as simple as a different mix of properties selling.
Something worth keeping in mind: land values in Hyde Park run $500K to $800K depending on lot size and location, so a median price of $841K is not far above land value at all. There is also a consistent 5-10% price difference for homes north of 45th Street. Agents who do not live and work in this area often miss that nuance. We have watched values here for 26 years and it shows up every time.
Sales volume in Hyde Park is 50% higher this year than last. The buyers are back, sellers feel comfortable listing, and transactions are happening.
Off-Market Activity and Data Gaps
MLS data is incomplete. It does not include off-market sales, which skews median price, days on market, and volume figures across the board. Agents who are not actively working this neighborhood do not have access to that data, and there is no shortcut to getting it. It accumulates over years of doing the deals yourself.
Think of it this way: if I were listing ranch land in Brady, Texas, I would need to know the off-market sale prices out there. No amount of calls to other agents fully substitutes for being embedded in that market. That is why I find agents who are before I take that listing. That should be the standard.
An agent who listed a Hyde Park property for $200,000 less than it was worth did not make that mistake because they forgot to make a phone call. They made it because they were not embedded in this market, had not done the deals, and simply did not have the data that only comes from years of working here.
Hyde Park sellers need to be careful. Make sure the person you hire has been doing deals in this neighborhood long enough to know what never shows up in the MLS.
Frequently asked questions
Is Hyde Park a buyer's or seller's market right now?
A seller's market. As of May 2026, Hyde Park has 2.16 months of inventory (under three months favors sellers), down from 4.88 a year earlier, with homes selling in a median of 6.5 days at about 99% of asking price.
Did Hyde Park home prices really drop?
No. The median sales price looks lower year over year, but that is a mix artifact: last May had only 4 sales skewed toward high-end homes, while this May had 10 sales across a broader range. The more reliable measure, price per square foot, is actually up about 33% (to a $610 median).
How fast are homes selling in Hyde Park?
Quickly. The median days on market in May 2026 was 6.5 days, down from 20.5 a year ago, and homes are closing within roughly 1% of their asking price.
What is the best metric to value a Hyde Park home?
Price per square foot and recent comparable sales, adjusted for condition, are far more reliable than median sale price, which can swing wildly month to month based on the small number and mix of homes that happen to sell.
*Data source: Unlock MLS, Hyde Park single-family residential, May 2026 compared with May 2025. Figures are neighborhood aggregates and not a valuation of any specific property. Jen Berbas is the team lead of the Berbas Group in Austin, Texas, and a former statistical arbitrage trader who brings a data-driven approach to Hyde Park and historic Austin real estate. [berbasgroup.com](https://www.berbasgroup.com/)*
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Interesting breakdown of the Hyde Park market, especially the point about off-market sales affecting the inventory numbers. On the lighter side, when I need a break from reading real estate updates, I usually play Rocket Goal for a few minutes—it's a fun and relaxing way to unwind.