Own a home in Willow Springs, Buda? What all the new building means for your sale
Quick answer
It sets the price your buyer expects. Willow Springs homes closed at 96.4% of original asking over the past twelve months, a balanced market for the neighborhood as a whole. Nearly every home for sale is a builder listing, and 30 of 32 have cut.
What we analyzed
- 9 homes sold in Willow Springs in the 90 days ending October 6, 2026, 25 in the twelve months ending the same day
- 32 Willow Springs homes for sale as of October 7, 2026, 30 of them below their original asking price
- 15.4 months of inventory in Willow Springs on the twelve-month pace, against 5.4 for Buda as a whole
Sources: Unlock MLS, pulled October 7, 2026. Willow Springs 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.
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.
Is Willow Springs a balanced market?
On the past year’s sales, yes, for the neighborhood as a whole. The last three months produced 9 sales, one short of the 10 I need to read a quarter alone, so this page works from the twelve-month record. Your price point can still put you in a different market.
Not one Willow Springs listing failed to sell over the year, and the typical sale reached a contract in 41 days. Builders are moving homes here; they are cutting to do it.
Table 1. Willow Springs sales in each period, from the MLS subdivision records for Willow Springs in Buda. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 32 Willow Springs 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 | 9 (thin) | $355,000 | $184 | 41 days | 97.8% | 1,912 | 2026 |
| Same 90 days a year earlier (July 9, 2025 to October 6, 2025) | 0 | n/a | n/a | n/a | n/a | n/a | n/a |
| Twelve months ending October 6, 2026 | 25 | $360,000 | $190 | 41 days | 96.4% | 1,902 | 2026 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 0 | n/a | n/a | n/a | n/a | n/a | n/a |
Why does Willow Springs show so much supply?
Because the builders keep listing. At the past year’s pace it would take 15.4 months to sell every home now for sale, a figure that would normally mean a buyer’s market.
Sale prices say otherwise, and the gap comes from who holds the inventory. Builders list ahead of demand and trim prices until a home moves, so supply stays high while sellers still get close to asking. A resale owner here is reading a builder’s market, and that shapes the price you can ask.
Who builds in Willow Springs?
M/I Homes holds most of the listings, with Starlight Homes and Ashton Woods behind it.
Table 2. Builders with new homes in Willow Springs, as of October 7, 2026: 32 new-build listings for sale. Builder names come from the MLS record and our builder inventory; presence only. Source: Unlock MLS.
| Builder | New homes for sale |
|---|---|
| M/I Homes | 25 |
| Starlight Homes | 4 |
| Ashton Woods | 3 |
Every closing over the past year was a new build, so a Willow Springs resale is close to a first. A buyer touring yours has likely seen an M/I model that week with a warranty and a fresh price cut. Your case is a home that is finished, with the yard in, and ready on a known date.
What is a Willow Springs home selling for?
Buyers paid $190 a square foot over the past year. The last three months came in a bit lower on too few sales to call a direction.
There is no earlier year to compare: Willow Springs had no closings before late 2025. Any trend line you hear is a guess until a second year of sales exists.
Sell now, or wait?
The answer turns on the builders’ next price moves, since they set the floor buyers see.
- Sell now if your asking price is based on this year’s closed sales, not last year’s, and sits near the builder homes with your plan after their cuts.
- Sell now if your home has upgrades a buyer would otherwise pay a builder for.
- Wait if a new home with your plan is listed below what you need.
- Wait if you bought in the past year and selling costs would leave you short.
We take Willow Springs homes to our own buyers first, during the coming-soon stage and ahead of the open market, and that includes the 4,000 cash buyers in my black book, not counting buyers using traditional financing. You decide which path to take.
Your situation
In Willow Springs your buyer has already seen a builder’s price, usually after a cut. How your finished home compares with the new home on that buyer’s list, plan for plan, decides what they will pay.
Which builder is listing your plan this month changes that answer.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Builders list nearly everything for sale in Willow Springs, and the neighborhood numbers can’t show how your home compares with their reduced prices. Request my complimentary Home Competitor Analysis for your address. You get:
- The Willow Springs builder listings closest to your home
- Where their prices sit after the cuts
- How the walkthrough works and what we look at
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).
What does all this new supply do to a Willow Springs resale?
Chris Watters’s position, stated September 9, 2026. A prior position, not written for this page; I do not forecast prices.
In the short term, new construction increases supply. As supply grows, prices can trend down past a certain inflection point. When inventory exceeds five to six months, resale homes get hit hard.
Willow Springs sits well past that point on supply, though sale prices have held near asking so far.
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 Willow Springs
Is Willow Springs a buyer’s or seller’s market?
Balanced, for the neighborhood as a whole. Homes closed at 96.4% of original asking over the past twelve months.
Who builds in Willow Springs?
M/I Homes has the most listings, followed by Starlight Homes and Ashton Woods.
How long do Willow Springs homes take to sell?
The typical home that sold over the past twelve months reached a contract in 41 days.
See the homes you’d be competing against
You get the builder homes near your price, their current asking prices, 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?
- Listed in Shadow Creek, Buda, and still waiting? What the quick sales did differently
- 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?
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