In my read, mostly the first price and the house next to it on a buyer’s tour: as of October 16, 2026, 57.7% of Bastrop homes for sale are priced below where they started. Sales over the last three months split between quick ones and slow ones.
Sources: Unlock MLS, pulled October 16, 2026.
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
118 Bastrop homeowners have trusted my real estate team to sell their home in the MLS, and that count 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.
What these numbers mean if you are selling is on Selling in Bastrop, TX? What buyers wait for while builders list new homes, and every number on this page is also broken out in the tables on 78602 housing market: how does Bastrop compare with Elgin and Lockhart?
Last updated October 16, 2026. Sales data covers the 90 days ending October 15, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 16, 2026.
Bastrop’s share of listings that failed to sell is a little above the Austin metro’s. In the last three months, 105 Bastrop listings failed to sell, which means they expired or were withdrawn without a sale. Set against every listing that reached an outcome either way, sold or not, that is 40.5%, and the Austin metro’s share was 39.9%.
The MLS does not record why any one listing failed, so every reason on this page is my read. The homes that did close in those three months tell a different story about time, and the chart below shows how long they took to reach a contract.
Bastrop is a slow market, and I would say that plainly to anyone planning a listing. The typical home took 71 days to go under contract, against 56 for the Austin metro.
The largest group of homes, 65, took more than 90 days, while 43 went under contract in the first month.
Table 1. How long the 154 homes that sold in Bastrop took to go under contract, cumulative days on market to contract, 90 days ending October 15, 2026. Source: Unlock MLS.
| Days on market | Homes sold |
|---|---|
| 30 days or less | 43 |
| 31 to 60 days | 25 |
| 61 to 90 days | 21 |
| More than 90 days | 65 |
Among the homes that did sell after the first month, more waited past the third month than signed in the second or the third. A Bastrop listing that misses the first month is facing a long road, and that is worth knowing before the first price goes on it.
They came down to meet buyers, for the most part, and most closed below their original asking price.
New builds went under contract in a median 70 days and resales in a median 78, so the finished house a buyer tours next is moving a little faster than yours. Who those builders are is on Is a builder or your neighbor your Bastrop home’s real competition?
What the two kinds of home sold for, in dollars and per square foot, is on How do you price a Bastrop home when a new house is for sale nearby?
In Bastrop, 57.7% of the homes for sale are priced below where they started, close to the Austin metro’s 58.9%. A typical listing has been on the market 76 days so far.
Each cut tells a buyer the first number was off, and the buyers who looked at the original price are not always the ones who see the new one. What to do about the first price when you decide on timing is on Should you sell your Bastrop home now, or wait with builders listing nearby?
A slow sale and a failed one look alike from the outside, and in a market this slow the line between them is easy to cross without noticing. A home still listed after two months is inside the normal pace here. A home that passes the third month has joined the largest group of sales in the table above, the ones that took longest.
In my read, the first month is the one a seller controls, because that is when the buyers who have been watching the market see the price for the first time. The MLS cannot tell me which slow listings had a price problem. It can tell me that the quick sales in Bastrop are the minority, and a seller who plans around them is planning around the exception.
The lowest range with enough sales to read, the $250,000 to $299,999 range, is also the fastest, a median 37 days to go under contract.
The next range up took a median 90 days.
The longest wait among the ranges in the table on 78602 housing market: how does Bastrop compare with Elgin and Lockhart? is the $450,000 to $499,999 range, a median 184 days.
Each figure is a median for its range, so a house on a busy road or with a worn roof can land on either side of it. The other ranges with enough sales are in the same table.
A few things raise or lower the exposure, and you can check most of them yourself. If that is you, the fastest way to know is to run your address.
What a buyer would pay for your home beside a new one is on How do you price a Bastrop home when a new house is for sale nearby?
A listing that fails to sell in Bastrop has a price question, a marketing question or a house question, and the MLS record cannot say which. A walk through the home and a look at who it is up against can.
For your home: at the price you would start at, with the marketing it would get, would a buyer pick it over the house on the next stop of the tour, whether that is a Valverde new build or a Tahitian Village resale?
If you worry your listing would be one of the ones that fails to sell, start by seeing what it would be measured against. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Bastrop arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 118 homes sold by Watters International Realty in Bastrop (Unlock MLS, all time).
Chris’s position, WIR positions library, approved September 9, 2026.
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. 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.
In my read, the price problem shows in the sales that did close: only 23 of them closed at or above their original asking price.
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 16, 2026. 118 homes sold by Watters International Realty in Bastrop (Unlock MLS, all time).
You get the competing listings near you, how quickly homes near your price have sold, 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.
