Over the three months ending October 15, 2026, Lago Vista reads balanced for the town overall, while the ZIP it shares with Jonestown and Point Venture reads as a buyer’s market. A price point changes which market a home is in. The median sale price was $420,000 over the past twelve months against $432,000 in the twelve months before, so in my read a seller does better pricing to recent closings than to last year’s number.
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
97 Lago Vista 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.
Every number on this page is also broken out in the tables on 78645 housing market report: Lago Vista, Jonestown and Point Venture by price range.
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.
Lago Vista carries more supply than the Austin metro does: 10.5 months of inventory against 6.0. Months of inventory means how long it would take to sell every home on the market if no new ones came on, at the pace of the last three months.
On what buyers paid, the town and the metro are level. Lago Vista homes closed at almost the same share of original asking as metro homes, which was 94.3% over the same three months, even with the fuller shelf.
The chart below sets the town, its ZIP code and the metro side by side on months of inventory.
It depends on the period you read, and a seller should know both. The last three months read balanced and the past twelve months read as a buyer’s market, each for the town overall, and a price point changes which market a home is in.
Over the past twelve months homes closed at 93.8% of original asking, with 7.8 months of inventory on that longer basis. The three-month reading is the nearer one, and the twelve-month reading has far more sales behind it.
The range table that shows which readings belong to which price points is in 78645 housing market report: Lago Vista, Jonestown and Point Venture by price range.
The ZIP code reads a notch looser than the town. 78645 is the whole ZIP, so it includes Jonestown and Point Venture, while the town figures cover the MLS cities of Lago Vista and Volente.
Over the last three months homes in the ZIP closed at 93.6% of original asking, with 10.1 months of inventory, which reads as a buyer’s market for the ZIP as a whole. The longer view agrees: over the past twelve months the ZIP closed 447 homes and carried 8.2 months of inventory, again a buyer’s market for the ZIP overall, and for both the ZIP and the town a price point changes which market a home is in.
Every measure for the town and the ZIP is in the tables on 78645 housing market report: Lago Vista, Jonestown and Point Venture by price range.
Builders hold 15.5% of the homes for sale in Lago Vista, which leaves most of what a buyer can tour as resales. The MLS shows 16 builder names, and Saratoga Homes and Westin Homes list the most.
Builder listings gather in a handful of communities, among them Lakeside at Tessera, The Hollows and several sections of Highland Lake Estates. New builds made up 13.1% of the closings in the last three months, so the typical recent sale was a resale.
The builders, their asking ranges and the price ranges where they list are laid out on Selling near Tessera or The Hollows? Which homes compete with yours.
Lago Vista closed 326 homes over the past twelve months, against 301 in the twelve months before.
The shorter period shows fewer sales: the town closed 61 homes in the last three months, against 88 in the same three months a year earlier.
Both comparisons set the same dates a year apart. The twelve-month comparison rests on far more sales, so I weight it more heavily, and I keep the 61 against 88 in view whenever a seller’s price depends on a quick sale.
The biggest risk is opening at a price the market has already moved past. Most homes for sale in Lago Vista have come down from their first price, and the share that have is on How to tell a price problem from a market problem on a Lago Vista listing.
Time is the second risk. The typical home that sold took 75 days to go under contract, and in my read a listing that misses its first month has a long road ahead.
A third risk is comparing yourself with the wrong sale. The typical home that sold over twelve months went for $363,000 in Highland Lake Estates Sec 31 and $459,208 in Country Club Estates Sec 08, so a comparable has to come from your own streets and your own kind of house.
Whether to list now or hold off is on Should you sell your Lago Vista home now, or wait? What your home is worth beside a finished new house is on Selling in Lago Vista? What buyers are paying per square foot now.
The town picture is a starting point, and your price range and your street decide how well it fits. Run your address to see your part of Lago Vista.
Lago Vista can look like one market on a map and behave like several on the street. A home in an older section of Country Club Estates, a home in Highland Lake Estates and a new house in Lakeside at Tessera are priced against different buyers and different listings.
For your house, then: at the price you would open at, which homes would a buyer weigh it against, and has anyone paid that price lately?
If you cannot tell which Lago Vista market your home is in, start with the homes a buyer would weigh against it. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Lago Vista arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 97 homes sold by Watters International Realty in Lago Vista (Unlock MLS, all time).
Chris Watters’s position, stated September 9, 2026. WIR does not forecast prices; the figures on this page are one period’s measurements.
There is pent-up demand in the market. Tons of buyers on the sidelines not purchasing. This is because there is a lack of alignment between the sellers’ personal wants and what a buyer can afford. Affordability has been severely impacted because of interest rates. Interest rates and home prices move in opposite directions in most instances. However, unlike Wall Street, the market is not that fluid. But in reality, it should be.
The gap shows in Lago Vista’s own listings, where most homes for sale are priced below where they started.
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. 97 homes sold by Watters International Realty in Lago Vista (Unlock MLS, all time). Primary records used: Unlock MLS (ACTRIS) listing and closing records via MLS Grid for Residential properties in the MLS cities of Lago Vista and Volente, and for the whole of ZIP code 78645; the Travis Central Appraisal District holds the record for any specific parcel. Known unknowns: WIR’s New Construction Inventory sheet carried no rows for Lago Vista builders or communities when it was read, so this page publishes no builder price range, incentive or rate; Lago Vista has no neighborhood pages yet; and the MLS does not record why an individual listing failed to sell.
You get the competing listings near you, what recent sales in your range show, 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.
