The median sale price of a home in Mueller hit $612,000 in February 2026, up 42 percent from $431,000 five years ago — growth that outpaces Austin's citywide median increase of 31 percent over the same period, according to data from the Austin Board of Realtors and Travis County Appraisal District records analyzed by Mueller Today.

The data covers 847 closed residential sales in the Mueller development between January 2021 and February 2026, including single-family homes, townhomes, and condominiums. All figures are adjusted for seasonal variation using the Census Bureau's X-13 methodology applied at the neighborhood level.

The Trend Lines

Mueller's price growth hasn't been uniform. The steepest increases came during the 2021-2022 pandemic housing boom, when the neighborhood's median price surged 28 percent in 18 months — from $431,000 in January 2021 to $551,000 in June 2022. Prices then plateaued through 2023 as mortgage rates climbed above 7 percent, before resuming a slower upward trend of approximately 5-6 percent annually through 2025 and into 2026.

By housing type, single-family homes saw the largest absolute gains: the median single-family sale price rose from $485,000 to $695,000 (43 percent). Townhomes tracked slightly lower, rising from $389,000 to $538,000 (38 percent). Condominiums showed the most modest growth, from $312,000 to $419,000 (34 percent).

How Mueller Compares

Mueller's growth rate exceeds most Austin benchmarks. The citywide median home price rose 31 percent over the same five-year period, from $405,000 to $531,000. Among comparable planned developments, Mueller's growth trails only the Domain area in North Austin (48 percent) and exceeds East Riverside (36 percent) and South Congress (29 percent).

The premium buyers pay for Mueller reflects the neighborhood's walkability, park access, and institutional anchors. Mueller's Walk Score of 72 (Very Walkable) ranks in the top 5 percent of Austin neighborhoods. Proximity to Dell Children's Medical Center, the Thinkery, and the ACC campus adds institutional stability that appraisers consistently note in their valuations.

Affordability Impact

At the current median of $612,000, a buyer with a 20 percent down payment and a 6.5 percent mortgage rate faces a monthly payment of approximately $3,100 — requiring a household income of roughly $124,000 to meet the standard 30-percent-of-income affordability threshold. Austin's median household income is $85,000.

Mueller's affordable housing program has partially offset these market dynamics. The 240 deed-restricted homes sold through the program have a median price of $285,000, and resale prices are capped based on an affordability formula tied to area median income. However, no new affordable for-sale homes have been added to the program since 2022.

What the Data Doesn't Show

These figures capture closed sales only — they don't reflect the rental market, which houses approximately 40 percent of Mueller residents. Rental data for Mueller is less granular, but apartment listing aggregators show one-bedroom rents averaging $1,650 and two-bedrooms averaging $2,200 as of March 2026, up approximately 18 percent from 2021.

The data also doesn't capture "shadow inventory" — homes that owners would sell at the right price but haven't listed. In a neighborhood with high owner satisfaction and strong price appreciation, many homeowners have little incentive to sell, which constrains supply and reinforces price growth.