Listed in Shadow Creek, Buda, and still waiting? What the quick sales did differently
Quick answer
Mostly the first price. Shadow Creek homes that sold over the last three months reached a contract in 34 days, at 96.1% of original asking. Most of the homes listed now have cut their price (60.0%).
What we analyzed
- 14 homes sold in Shadow Creek in the 90 days ending October 6, 2026, 56 in the twelve months ending the same day
- 15 Shadow Creek homes for sale as of October 7, 2026, 9 of them below their original asking price
- 3.2 months of inventory in Shadow Creek on the twelve-month pace, against 5.4 for Buda as a whole
Sources: Unlock MLS, pulled October 7, 2026. Shadow Creek is the MLS subdivision name, with its recorded spellings counted as one.
Selling above $1M? Part of this market never goes online
The figures on this page describe the public side of this market, the sales that were listed in the MLS. Above $1M in the Austin area, a large share of sales are never listed there and never appear online.
Those sales trade on a broker-to-broker private network, and I am a participating broker. Only the agents and brokers who do most of the business at this price point use it, and a surprising number of agents do not know it exists because they do not sell in this range. It covers homes, lots, ranches and condos priced over $1M, and much of it is waterfront or in the Austin core, West Austin, Westlake and Rollingwood, where prices run past $1.5M.
Sellers and their brokers use it for privacy: no public photos or floor plans, and no showings to buyers who have not been qualified.
Contact me for off-market private luxury listings you will never see online
99 homes sold by Watters International Realty in Buda. That count is every home we listed and closed in Buda, and it doesn’t include a single buyer we’ve represented. Everything on this page comes from the same MLS record we used to price those homes.
Homes I’ve sold in Shadow Creek: 19.
How Buda as a whole is doing is on the Buda, TX market report, and the town and ZIP code tables are on the 78610 housing market report.
Last updated October 7, 2026. Sales data covers the 90 days ending October 6, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 7, 2026.
How many Shadow Creek listings fail to sell?
A third. Over the past twelve months 33.3% of the Shadow Creek listings that reached an outcome expired or were withdrawn and failed to sell, against 21.7% for Buda as a whole. The rest sold, and quickly.
Table 1. Shadow Creek sales in each period, from the MLS subdivision records for Shadow Creek in Buda. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 15 Shadow Creek homes were for sale as of October 7, 2026. Source: Unlock MLS.
| Period | Sold | Median sale price | Price per square foot (median) | Median days on market | Share of original asking price | Median living area (square feet) | Median build year |
|---|---|---|---|---|---|---|---|
| 90 days ending October 6, 2026 | 14 | $258,500 | $154 | 34 days | 96.1% | 1,688 | 2015 |
| Same 90 days a year earlier (July 9, 2025 to October 6, 2025) | 15 | $276,000 | $158 | 68 days | 94.5% | 1,688 | 2016 |
| Twelve months ending October 6, 2026 | 56 | $265,000 | $152 | 35 days | 96.1% | 1,694 | 2015 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 66 | $280,700 | $162 | 65 days | 94.0% | 1,688 | 2012 |
Are Shadow Creek prices going down?
Yes. Buyers paid $152 a square foot over the past twelve months, against $162 the year before, on homes of the same size. The typical sale fell to $265,000, so this is a straight price decline and not a change in which homes sold.
Homes also sold faster this year, at a typical 35 days to contract against 65 the year before. Buyers are still here at this price; they are paying less.
What did the Shadow Creek homes that sold do right?
They priced to the year. Sales closed at 96.1% of original asking, a balanced market for the neighborhood as a whole by our rule, and your price point can move that. Supply is short at 3.2 months.
The MLS record here does not show what the failed listings first asked, so take this as my interpretation: when the sold homes go in about a month and a third of listings fail, the failures usually opened above the prices the year was paying and waited too long to come down.
Is a builder competing with Shadow Creek resales?
Not inside the neighborhood. Shadow Creek had no new homes listed and no new builds among its sales. The builder competition sits elsewhere in Buda, where new homes were listed from $257,490 on our last pull, close to Shadow Creek prices.
Both busy ranges here, the high $200,000s and the low $300,000s, were balanced over the past year for that range.
Table 2. Shadow Creek homes by price range, twelve months ending October 6, 2026; homes for sale as of October 7, 2026. A range is a seller’s market when homes sold for at least 97% of their original asking price, balanced from 94% to 97%, and a buyer’s market below 94%. Only price ranges with at least 10 sales in the twelve months are shown. Source: Unlock MLS.
| Price range | Sold | Median sale price | For sale | New builds for sale | Homes that cut their price | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| $250,000 to $299,999 | 33 | $259,999 | 10 | 0 | 6 | 3.6 | balanced |
| $300,000 to $349,999 | 15 | $300,000 | 2 | 0 | 0 | 1.6 | balanced |
Sell now, or wait?
- Now works when the asking price is based on this year’s closed sales, not last year’s, because that is what the quick Shadow Creek sales did.
- Sell now if the home is move-in ready; a buyer at this price can also tour new builds elsewhere in Buda.
- Hold off if your numbers only work at what buyers paid per foot a year ago.
- Wait if repairs would show up on an inspection, and handle them first.
Before it is public, we offer the home to our own buyers in the coming-soon stage, among them the 4,000 cash buyers in my black book, not counting buyers using traditional financing. You weigh every option.
Your situation
In Shadow Creek the difference between a sale in a month and a listing that expires usually comes down to the first number. Where yours should start depends on this year’s sales on your street, your plan and the shape the house is in.
That is a question about your address.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
A third of Shadow Creek listings failed to sell this past year, and the neighborhood numbers can’t tell you whether your first price would put you among them. Request my complimentary Home Competitor Analysis for your address. You get:
- The Shadow Creek homes for sale a buyer would compare with yours
- Which have cut, and where they started
- How the walkthrough works and what we look at in your home
No obligation. The report for your part of Buda arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 99 homes sold by Watters International Realty in Buda (Unlock MLS, all time).
Why does a home fail to sell?
Chris’s position, approved September 9, 2026. A prior position, not written for this page.
A home that does not sell has a price problem, a promotion problem, or a product problem, and usually the seller was told it was the market. It was not the market. Plenty of homes are marketed badly, by agents who have no system for following up and no system for responding the minute a buyer raises a hand.
Shadow Creek’s own year bears that out: the homes that sold went quickly, in the same neighborhood and the same market as the ones that failed.
About Watters International Realty in Buda
Watters International Realty is a Texas real estate brokerage, and I am its broker of record. This page is based on Unlock MLS data analyzed on October 7, 2026. 99 homes sold by Watters International Realty in Buda (Unlock MLS, all time).
Questions Buda sellers ask about Shadow Creek
How long do Shadow Creek homes take to sell?
The typical sale over the last three months reached a contract in 34 days.
Are Shadow Creek prices dropping?
Yes. Price per square foot was $152 over the past twelve months, against $162 the year before.
Are there new builds in Shadow Creek?
No. Shadow Creek had no new homes listed and no new builds among its sales over the past year.
See the homes you’d be competing against
You get the competing listings near you, their price history, and a walkthrough before any pricing talk.
Contact me for off-market private luxury listings you will never see online.
No obligation. The report arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome.
More for Buda sellers
- Buda, TX real estate market report: what homeowners need to know before selling
- 78610 housing market report: the numbers behind the Buda market
- Should you sell your Buda home now, or wait?
- What is your Buda home competing against right now?
- Which Buda homes are not selling, and why?
- What is your Buda home worth next to a brand-new house?
- How is the Sunfield market in Buda treating sellers who aren’t builders?
- Selling a home in Stallion Run, Buda, next to Century Communities’ new builds?
- How fast do Prairie Lakes homes sell in Buda, and what slows a resale?
- What is a Porter Country home in Buda worth once you count the square feet?
- Is your Whispering Hollow home in Buda ready for a buyer’s inspection?
- What changed for sellers in Turners Crossing, Buda, over the past year?
- Is Garlic Creek West in Buda still a seller’s market for your home?
- Own a home in Willow Springs, Buda? What all the new building means for your sale
- The Austin seller hub
