Why do some Ranch at Brushy Creek listings in Cedar Park fail to sell?
Quick answer
Mostly price. Over the past twelve months Ranch at Brushy Creek homes sold at 96.5% of original asking, a balanced market for the neighborhood, yet 23 listings failed to sell. Nearly every home for sale now has cut its price, and a square foot sells for less than it did a year ago.
What we analyzed
- 9 homes sold in Ranch at Brushy Creek in the 90 days ending October 6, 2026, 35 in the twelve months ending the same day
- 10 Ranch at Brushy Creek homes for sale as of October 7, 2026, 9 of them below their original asking price
- 3.4 months of inventory in Ranch at Brushy Creek on the twelve-month pace, against 2.9 for Cedar Park as a whole
Sources: Unlock MLS, pulled October 7, 2026. Ranch at Brushy 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
164 homes sold by Watters International Realty in Cedar Park. That count is every home we listed and closed in Cedar Park, 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 Ranch at Brushy Creek: 4.
How Cedar Park as a whole is doing is on the Cedar Park, TX market report, and the town and ZIP code tables are on the 78613 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 are Ranch at Brushy Creek homes selling?
Quickly when they sell, and not at all when they don’t. Over the past twelve months the typical home that sold went under contract in 21 days, at 96.5% of its original asking price. That reads as a balanced market for the neighborhood as a whole; a home at a different price point inside it can face a different market.
The last three months had only 9 sales, so this page reads the twelve-month figures. Those 9 included some of the largest homes in the neighborhood, which is why the three-month median sale price in Table 1 jumps; that jump is about size, and it says nothing about value.
Table 1. Ranch at Brushy Creek sales in each period, from the MLS subdivision records for Ranch at Brushy Creek in Cedar Park. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 10 Ranch at Brushy 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 | 9 (thin) | $999,999 | $252 | 21 days | 97.1% | 3,823 | 2013 |
| Same 90 days a year earlier (July 9, 2025 to October 6, 2025) | 12 | $736,750 | $226 | 67 days | 89.2% | 3,326 | 2006 |
| Twelve months ending October 6, 2026 | 35 | $779,000 | $237 | 21 days | 96.5% | 3,233 | 2010 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 36 | $789,500 | $254 | 14 days | 97.3% | 3,326 | 2010 |
Are Ranch at Brushy Creek prices going down?
Yes, per square foot. A square foot sold for $237 over the past twelve months, against $254 the year before. The typical sale price slipped only a little over the same two years, from $789,500 to $779,000, because the homes that sold were about the same size.
Sales held about level too. A seller pricing from a year-old sale in this neighborhood is asking for value per foot that buyers stopped paying.
What happens to the listings that fail to sell?
They expire or get withdrawn, and here that is a large group. Over the past twelve months 23 Ranch at Brushy Creek listings ended that way, against 35 that sold. Failed to sell means the listing expired or was withdrawn before a buyer closed on it.
Today’s listings point the same direction: 9 of the 10 homes for sale have already cut their asking price. These are larger, newer homes, typically built around 2010 and 3,233 square feet, and none is a new build. The buyer at this price has fewer homes to choose from and less reason to stretch for one that started high. What usually sinks a listing in Cedar Park, and Chris’s position on it, is on Why isn’t your Cedar Park home selling when your neighbor’s did?
Sell now, or wait?
Sell now if you will start at the price this year’s sales support. The homes that did that sold in about three weeks, which is fast for homes this size.
Wait if you need last year’s price per foot to make the move work. Putting the house on the market at that number now is how a Ranch at Brushy Creek listing ends up with a string of cuts or pulled from the market. Set the asking price based on this year’s closed sales, not last year’s, or hold until you can.
How the listing is marketed matters as much as the price. The coming-soon stage puts the home in front of 4,000 cash buyers in my black book, not counting buyers using traditional financing, and every option is laid out for you to choose.
Your situation
If you own in Ranch at Brushy Creek, your buyer has only a handful of homes to compare and plenty of time to wait for the right one. What decides your result is how your price per foot lines up with this year’s sales for a home of your size and finish.
That is a question about your house, so we start with your address and a walkthrough.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
In Ranch at Brushy Creek most of the homes for sale have already cut, and the neighborhood numbers can’t show where your house would land among them. Request my complimentary Home Competitor Analysis for your address. You get:
- The Ranch at Brushy Creek homes for sale your buyer would also tour
- Which of those have cut, and how far they started from recent sales
- How the walkthrough works and what we look at in your home
No obligation. The report for your part of Cedar Park arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 164 homes sold by Watters International Realty in Cedar Park (Unlock MLS, all time).
What am I seeing in Ranch at Brushy Creek?
Chris Watters’s prior position, stated September 27, 2026; not confirmed for this page. I do not forecast prices; the figures on this page are one period’s measurements.
After price reductions, homes sell close to the reduced price; sellers lose the money in the time spent at the first price.
Ranch at Brushy Creek is where that costs the most. A listing that starts above this year’s price per foot loses its first weeks, the buyers who were ready at the right price move on, and the seller either cuts or pulls the house. My reading is that the 23 listings that failed to sell here were mostly priced from last year.
About Watters International Realty in Cedar Park
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. 164 homes sold by Watters International Realty in Cedar Park (Unlock MLS, all time).
Questions Cedar Park sellers ask about selling in Ranch at Brushy Creek
How long does it take to sell in Ranch at Brushy Creek?
Over the past twelve months the typical home that sold went under contract in 21 days. The last three months had too few sales to read on their own.
Why do Ranch at Brushy Creek listings fail to sell?
Over the past twelve months, 23 listings expired or were withdrawn, against 35 sales. In my reading the cause is usually a first price set from last year, when a square foot sold for more.
Are Ranch at Brushy Creek home prices falling?
Per square foot, yes: $237 over the past twelve months, against $254 the year before.
See the homes you’d be competing against
You get the Ranch at Brushy Creek homes a buyer would compare with yours 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 Cedar Park sellers
- Cedar Park, TX real estate market report: what homeowners need to know before selling
- 78613 housing market report: the numbers behind the Cedar Park market
- Should you sell your Cedar Park home now, or wait?
- What is your Cedar Park home competing against right now?
- Why aren’t homes selling in Cedar Park?
- What is your Cedar Park home worth right now?
- Selling in Buttercup Creek, Cedar Park? What buyers pay for older houses
- What is really moving Forest Oaks home prices in Cedar Park this year?
- Are Anderson Mill West homes in Cedar Park still selling close to asking?
- How long does a Cedar Park Towncenter home take to sell, and why?
- What are Crossing at Carriage Hills homes in Cedar Park selling for this year?
- Why are Twin Creeks Country Club homes in Cedar Park selling for less per foot?
- Is a Carriage Hills home in Cedar Park worth more per foot than last year?
- The Austin seller hub
