Downtown Austin Condo Pipeline

The community

This page tracks what a buyer can actually purchase new in downtown Austin right now — because most cranes on the skyline are building rentals, not condos, and the for-sale pipeline is thinner than the skyline suggests.

Two towers anchor the actively selling inventory as of July 2026. The Modern Austin Residences, 56 stories at Republic Square, completed in 2025 and is selling remaining inventory — one- to five-bedroom homes from roughly 600 to 5,000+ sq ft. Vesper, 41 stories with 284 residences in the Rainey Street district, is complete with move-in-ready homes published from the mid $500s to over $2M. Both have on-site sales teams and standing inventory, which historically is when downtown buyers have the most leverage.

Behind them, the true condo pipeline is short. The Travis near Rainey delivered its first phase as a rental tower; its planned second phase includes condominiums but is not selling. Waterline is offices, hotel, and rental residences. Expect announcements to keep outpacing actual sales offices.

The homes

High-rise condominiums, full stop — no lots, no yards. Finishes at this tier are developer-spec with option packages on unsold units. Pricing across active towers runs from the mid $500s for smaller one-bedrooms to $2M–$3M+ for larger residences, with penthouses negotiated case by case. The real math is monthly: HOA dues typically run $0.70–$1.10+ per square foot per month and cover staffing, amenities, and building insurance. On a 1,500 sq ft unit that can exceed $1,500/month before the mortgage. Taxes stack to roughly 1.8–2.0% downtown — no MUD, which partly offsets the dues.

If new-tower inventory doesn’t fit, the recent-vintage resale bench is deep: 44 East, 70 Rainey, Natiivo, The Independent, and Austin Proper all trade regularly and are effectively the same product a few years in.

Location, schools, and the drive

The location is the product: Lady Bird Lake trail, Rainey Street, the Convention Center district (mid-expansion through the late 2020s), and the office core, all on foot. Most residents here structure life around not driving. Schools are Austin ISD — verify zoning if it matters, though condo buyers rarely choose downtown for schools. Buyers wanting new construction with walkability but lower dues and a yard should compare Mueller, four miles northeast.