# Austin Apartment Supply 2026 vs 2027: Rent Now or Wait? > Deliveries fall from about 13,000-14,900 in 2026 to about 7,000 in 2027. What that timing window means for specials. URL: https://newapartmentsaustin.com/guides/rent-now-or-wait-austin-supply-2027/ Last-Modified: 2026-10-25 Decision guide · New Build Board # Rent Now or Wait? Austin New-Build Supply in 2026 vs. 2027 Deliveries fall from about 13,000-14,900 in 2026 to about 7,000 in 2027. What that timing window means for specials and your move date. Written by New Austin Apartment Team [/about/#new-austin-apartment-team →](/about/#new-austin-apartment-team) · Reviewed by the team, Spirit Real Estate Group, LLC · Updated October 25, 2026 · 6 min read - Free to you, and your rent is the same either way - 144 new communities tracked (as of Oct 25, 2026) - Prices pulled every morning ![Tower crane over a nearly finished apartment building in Austin](/images/featured/tower-crane-over-a-nearly-finished-limestone-and-g.webp) - Licensed Texas brokerage Spirit Real Estate Group, LLC, TREC #562021 - Free to renters Communities pay the brokerage. Your rent is the same either way. - Prices pulled every morning Every card shows the date and time it was pulled - Score can't be bought Commission rates never affect score, sort, placement, or picks ## Is now a good time to rent a new apartment in Austin? We don’t predict rents, but the supply numbers frame the window. Austin delivered a record 32,089 apartments in 2024, and 18,108 were still under construction in Q2 2026 (Northmarq). Deliveries fall from about 13,000-14,900 in 2026 to about 7,000 in 2027 (Austin Apartment Association; Northmarq). For you, that means 2026 has more new buildings competing in lease-up than 2027 is expected to. Today’s numbers, dated, are on today’s board [/new-construction-apartments/ →](/new-construction-apartments/) . ![Line chart of Austin apartment deliveries in 2024, 2026, and 2027 projected](/images/content/line-chart-of-austin-apartment-deliveries-2024-202.webp) ## The dated numbers | Measure | Value | Source and date | | --- | --- | --- | | Deliveries, 2024 | 32,089 (record) | Northmarq | | Under construction | 18,108 | Northmarq, Q2 2026 | | Expected deliveries, 2026 | About 13,000-14,900 | Austin Apartment Association; Northmarq | | Expected deliveries, 2027 | About 7,000 | Austin Apartment Association; Northmarq | | Metro effective rent | $1,316 (−5.0% YoY, +1.8% QoQ) | Northmarq, Q2 2026 | | Metro asking rent | $1,508 | Yardi, May 2026 | | Class A vs. Class B effective | $1,420 vs. $1,376 | Northmarq, Q2 2026 | | Stabilized units with a concession | 37% | RealPage, June-July 2026 | | Board median special | 10.8 weeks | Our board, Oct 25, 2026 | We say “effective” or “asking” every time. The gap between $1,508 asking and $1,316 effective is mostly concessions. ## What falling supply could mean Fewer deliveries mean fewer buildings in early lease-up, which is when specials tend to be deepest. If that pattern holds, renters in 2027 may see fewer deep specials on brand-new buildings. It could also go the other way if demand softens. That’s why we show today’s numbers with dates rather than forecasts. Our guide on where new-build vacancy is highest [/guides/austin-new-build-vacancy-by-submarket/ →](/guides/austin-new-build-vacancy-by-submarket/) shows which submarkets have the most room to ask today. > **A useful reference point** > > After concessions, Class A effective rent was only $44 above Class B in Q2 2026 (Northmarq). New construction is unusually close in price to older buildings right now. ## Rent now or wait: four questions 1. **When does your current lease end?** If it ends in the next few months, waiting means a month-to-month premium or a short renewal, which often costs more than any expected drop. 2. **How flexible is your move date?** A flexible date lets you pick the best special among today’s buildings and pre-leasing ones. 3. **How long will you stay?** If you’ll renew, year two matters more than year one, and year two prices from base rent. 4. **What’s the 24-month total?** Compare a deep special today with a likely smaller special later on a two-year basis. Our pre-lease or move now [/guides/pre-lease-or-move-now/ →](/guides/pre-lease-or-move-now/) guide walks through the choice between a building opening soon and one open today. ## A middle path: pre-leasing If your lease ends in spring or summer 2027, buildings opening soon [/opening-soon/ →](/opening-soon/) may line up with your date. We list only opening dates confirmed within the last 30 days, and we read the holding agreement and delay terms with you. Pre-lease specials can be strong, and you get a brand-new unit, with delivery risk to manage. ## What we’d do We’d decide on your lease end, then compare the best specials available for that date on a 24-month basis, including fees and year two at 0% and +3%. If nothing works today, we’d set an alert on buildings you save, with your consent, at most one a day, and recheck as dates approach. Learn more about New Build Board Every ground-up building in the five-county metro on one map and one set of cards, each priced on net effective, required fees, and year two. Open New Build Board [/new-construction-apartments/ →](/new-construction-apartments/) Why it goes wrong ## Why headline rent is the wrong number to compare Problem 1 ### Specials don't compare The board median was 10.8 weeks free on Oct 25, 2026. On a 12-month lease that's about 21% off base, spread across the year, not a discount you see every month. Problem 2 ### Fees sit outside the rent Required fees ran $78-$228 a month at 12 market-rate board buildings, median $120.50 (Oct 25, 2026). That's $1,446 a year the headline rent doesn't show. Problem 3 ### Year two resets to base Renewals price from base rent. At the median special, year two jumps about 26% at the same base, before any increase. So we show net effective, true monthly, and year two on every card, with the date we confirmed it. Straight answers ## Questions about this topic Direct answer first, then the source and date. If your question isn't here, ask us on the form or by text. ### Will Austin apartment specials last into 2027? We don't predict prices. Fewer deliveries in 2027 may mean fewer buildings in lease-up competing with specials. We track specials daily and show the history on every building. ### What's the difference between effective and asking rent? Effective rent is after concessions; asking rent is the advertised number. Northmarq put metro effective rent at $1,316 in Q2 2026; Yardi put asking at $1,508 in May 2026. ### Should I wait for rents to drop further? Only if your move date is flexible and you can carry the risk. Waiting trades today's dated specials for an unknown future price. We'd decide on your lease end and the 24-month total. ### Can you guarantee a price or approval? No. We can't predict prices; we show today's dated numbers. Keep reading ## More guides on this topic ![Two new Austin apartment buildings, one finished and one under construction](/images/featured/two-new-austin-apartment-buildings-one-finished-an.webp) ### Pre-Lease or Move Now? Choosing Between Opening Soon and Open Today Weigh your current lease end, special depth at pre-lease vs. lease-up, delay risk, and 24-month totals before you choose. [Pre-Lease or Move Now? Choosing Between Opening Soon and Open Today →](/guides/pre-lease-or-move-now/) ![Aerial view of new apartment buildings along a Central Texas highway corridor](/images/featured/aerial-view-of-new-apartment-buildings-along-a-cen.webp) ### Where New-Build Vacancy Is Highest in the Austin Metro Far North 25.0%, San Marcos 19.9%, Northeast 17.0%, Southeast 16.2% (Matthews Q2 2026). What vacancy means for room to ask on a new apartment. [Where New-Build Vacancy Is Highest in the Austin Metro →](/guides/austin-new-build-vacancy-by-submarket/) The 60-second form ## Tell us what you need. We make the calls. You don't have time to call 20 leasing offices. We do, and confirm the unit, the special, and the written fee sheet the same day during hours. 1. 1 Same day We call or text during hours with a shortlist plan. 2. 2 In writing Unit, special, end date, and fee sheet confirmed before you tour. 3. 3 Year two shown Every pick shows year two at 0% and +3%, plus a 24-month total. Prefer to talk? Call or text 512-000-000 [tel:+1512000000 →](tel:+1512000000) , Mon-Fri 8 AM-8 PM · Sat 9 AM-6 PM · Sun 12-5 PM. Free, same day during hours ## Get my shortlist Step 1 of 3 ### Thanks, we have your details. We'll call or text the same day during hours with your shortlist plan. Related pages ## Related board views Board view ### New Build Board Every in-scope community on one map, with base rent, the special, net effective, true monthly, and year two pulled every morning. Open New Build Board→ [/new-construction-apartments/ →](/new-construction-apartments/) Board view ### Specials Specials confirmed within the last 7 days, each decoded to net effective and year two, with base rent shown beside every discount. Open Specials→ [/apartment-specials/ →](/apartment-specials/) Board view ### Lease-Ups Buildings already open and filling, sorted by stage and fill estimate, with what's finished and what the special does to your monthly cost. Open Lease-Ups→ [/lease-up-apartments/ →](/lease-up-apartments/) ![](/images/misc/dusk-view-of-new-limestone-and-glass-apartment-tow.webp) Free to you, and your rent is the same either way ## You don't have time to call 20 leasing offices. We do. Send us your move date and all-in budget. We confirm the unit, the special, and the written fee sheet the same day during hours, then show you year two before you tour. Get my shortlist → [/contact/ →](/contact/) See the New Build Board [/new-construction-apartments/ →](/new-construction-apartments/) Call or text 512-000-000 [tel:+1512000000 →](tel:+1512000000) We don't guarantee pricing or approval. The community sets both, and we confirm them before you sign.