It depends on your first price, and here is which way it points: in Parkside on the River West, homes that sold over the last three months closed at a median 93.5% of their original asking price. Of the homes for sale here today, 76 of 94 have already come down from their first price. I would list now if you can set your first price from what buyers recently paid, and I would hold off if your plan is to start high and cut later.
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.
I see the gap starting with first prices set above what buyers have been willing to pay. Over the last twelve months the median home here sold for 87.8% of its original asking price, against 94.0% for Georgetown as a whole.
This page covers Parkside on the River and its West section together, because I count every section name and spelling the MLS uses here as one neighborhood.
Most of the competition here is brand new. Of the 198 homes sold in the last twelve months, 117 were new construction, which means most buyers were choosing between a house no one had lived in and a resale like yours.
On the last three months, the share of original asking puts the neighborhood in a buyer’s market. That reading describes Parkside on the River West as a whole, and I would not apply it to a single home before looking at how that home stacks up against the sales around it.
The last three months fall mostly in summer, when buyers are most active, and I checked that both the share of asking and the price per square foot read better in that stretch than across the full year. I would want a full year of sales before treating the recent figures as the normal pace here.
Price per square foot fell over the year, from $228 in the prior twelve months to $223 in the last twelve months.
I see that drop coming mainly from larger homes selling. The median home sold over the last twelve months had 2,847 square feet, up from 2,596 square feet the year before.
The lot costs about the same whether the house on it is big or small, and when that fixed cost is spread over more square feet, each foot carries a smaller share of the price.
Size does not explain all of it, because buyers also paid less against first prices, with the median sale at 91.8% of original asking in the prior twelve months and 87.8% in the last twelve months.
Over the last three months price per square foot rose to $234, from $223 across the last twelve months. I would read that rise alongside the summer timing, since the busiest season for buyers makes up most of that stretch.
Over the last twelve months the median home here took 113 days to reach a contract. I measure that as cumulative days to contract, which counts every listed day, relistings included, until a buyer signs.
In the prior twelve months the median was 103 days to contract, and homes that sold over the last three months took a median 74 days. I would plan around the full-year figure, because it covers every season of the year.
Supply is the other half of the wait. Homes for sale here equal 5.7 months of supply, against 4.7 months for Georgetown as a whole, which means buyers here have more homes to choose from than buyers elsewhere in town.
You are competing with brand new houses, both the ones builders have listed and the nearly new resales next door. Almost every home sold here in the last twelve months was built in 2025 or later.
Coventry Homes, Perry Homes, Highland Homes, Chesmar Homes and Taylor Morrison all have homes for sale here today, and together they account for 44 of the listings.
For a resale owner, I see that as the core problem. A buyer can tour a finished builder home the same afternoon as yours, and your house is barely older than theirs. I find that what separates one resale from another here is the first price and the condition of the home on the day a buyer walks in.
I would sell now if you have a move planned and you are willing to set your first price from the resales that closed here recently. With builder listings beside you and nearly every home here the same age as yours, I see nothing in the recent sales that rewards a resale owner for holding out on price.
I would wait if your price only works at a number above what buyers have recently paid here, or if your home needs work before it can stand next to a new build. In that case I would use the time to get the home ready, then list it with a first price set from the latest resales.
My team will build a Home Competitor Analysis for your home and walk you through it. Here is what you get:
No obligation. The report for Parkside on the River West comes first. Then I walk the home with you before we talk about price.
If you have not listed yet, I would set your first price from the resales that closed here over the last few months and leave builder asking prices out of the math. Most homes for sale here have already come down once, and I would rather you start where they ended up.
If your home is already on the market and you have cut once, I would look at condition and presentation before a second cut, because the builder homes a buyer tours that same day are finished and new. A second cut on its own may leave your home looking like every other listing that did the same.
If you have no deadline, I would hold off and spend the time getting the home ready to stand beside a new build. When it is ready, I would list it against the resales that closed most recently instead of the first prices on the market today.
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, combined across 16 recorded spellings and section names. 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.
