Buyers in Berry Creek Highlands compare your home with the builders’ new houses first, because builders list most of the homes for sale here today, and I would price a resale from what buyers have paid rather than from today’s asking prices. Homes here closed at a median 96.0% of original asking in the last 90 days through mid-October. I would set the first price at the level of recent closed sales and make the listing show the finished home a buyer gets from you on closing day.
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
248 Georgetown homeowners have trusted my real estate team to sell their home in the MLS, and that count does not include a single buyer my team has represented. Everything on this page comes from the same MLS record I use to price those homes.
Before I read the market here, I look at who is selling. Builders list 13 of the 18 homes for sale in Berry Creek Highlands today, so an owner who lists is usually the only resale on a street of new houses.
On the 90-day basis, Berry Creek Highlands is a balanced market. That reading covers the neighborhood overall, and I treat it with care for a resale, because a home priced next to a builder’s plan faces a buyer who can walk down the street and compare.
Buyers paid 98.6% of original asking in the prior twelve months and 94.6% in the last twelve months, and I read that as buyers bargaining harder now than they did a year earlier.
Georgetown as a whole sold at 94.0% of original asking over the last twelve months, so I’d tell you buyers here negotiate much as they do across town.
The 90-day window falls mostly in summer, and here homes did close nearer to asking in that stretch than over the full year, which is why I lean on the twelve-month figure when I set a first price.
Price per square foot fell from $198 in the prior twelve months to $175 in the last twelve months, and I read that drop as large mainly because larger homes sold.
The typical home that closed grew from 2,023 to 2,295 square feet between those two periods. A lot costs about the same under a small house or a big one, and a bigger house spreads that fixed cost over more square feet, which pulls the per-foot figure down.
I still see real pressure on sellers beyond size: of the 18 homes for sale now, 11 have already come down from their first asking price.
The summer months moved the other way. Price per square foot rose from $175 over the last twelve months to $193 in the latest three months, and the homes that sold in that stretch ran a little smaller than the full year’s, so I don’t see a size effect behind that rise.
Your home competes with houses no older than yours, and often newer. Of the 47 homes that sold here in the last twelve months, 46 were built in 2025 or later.
Ashton Woods has 10 homes for sale in Berry Creek Highlands right now, and Chesmar Homes has 3. When I price a resale here, I assume the buyer has already toured what those two builders have for sale.
Owners resold 26 homes here over the last twelve months, against 21 new builder sales. Because almost every home that sold here dates from 2025 or later, nearly all of those owner sales were houses only a year or so old. I can’t tell from the sales records why each owner sold, but I can tell you a one-year-old resale is an ordinary sale in this neighborhood, and buyers judge it on the same plan sheet as the builder’s version.
Age sets almost nothing apart in a neighborhood this new. I start a resale price from what a buyer gets on the day they close on your house, and I make sure the listing shows every piece of work you have already finished.
Homes here went under contract faster over the last twelve months than in the prior twelve, a median 49 days against 68 days, measured as cumulative days to contract. My team counts from the first day a home goes on the market, including any time it was pulled and relisted.
The last 90 days came in at a median 40 days to contract. I would plan a listing around the twelve-month pace, since the summer stretch ran quicker.
I figure supply at 4.6 months on the pace of the last twelve months, nearly the same as the 4.7 months for Georgetown as a whole.
I would sell now if you are ready to move, and I would set the price from recent sales rather than from today’s asking prices. The median asking price of homes for sale today is $465,368, while the median sale over the last twelve months was $415,000.
Builders list most of the homes behind that asking median. When I see asking prices sitting well above what buyers have paid, I read it as sellers testing a price the closed sales haven’t confirmed.
I would wait if you don’t need to move and you paid near the top of recent sales, because pricing to today’s closed sales could mean selling under your purchase price. If you wait, you still list next to whatever the builders have for sale at that time, and I can’t say how long they keep listing here.
My Home Competitor Analysis puts your Berry Creek Highlands home next to the builder homes and resales buyers are touring right now. Here is what you get:
No obligation. The report for Berry Creek Highlands comes first. Then I walk the home with you before we talk about price.
If your floor plan matches a home a builder has for sale here today, a buyer can set your price right beside that listing. I’d price from closed sales, under the builder’s listing for that plan, and walk buyers through the work that is already done in your house.
If you closed on your home in 2025 or later and need to sell this year, recent comparable sales may land under what you paid. I’d set the first price from closed sales and accept a shorter time on the market over holding out for your purchase price.
If your floor plan is not one the builders are selling here today, a buyer has no new twin to compare against. I’d price from the owner resales that closed in the last twelve months and give your listing more room on price than a builder-matched plan gets.
The Home Competitor Analysis shows the homes you would have to beat, what they are asking, how long they have been on the market, which have cut their price, and how your home may compare.
Sources: Unlock MLS (ACTRIS) via MLS Grid, my analysis, pulled October 15, 2026. The neighborhood is the MLS subdivision name. Homes are counted by closing date. Prices as a share of original asking use each home’s original list price.
Last updated October 15, 2026. Closings: twelve months ending October 15, 2026 and the 90 days ending October 15, 2026. Homes for sale: as of October 15, 2026.
