Most Lakeway sales closed below the first asking price in the three months ending October 15, 2026, and the median sale price was $707,500 over the twelve months ending the same day, against $752,045 over the twelve months before. In my read, your home is worth what your competition’s prices and recent closings in your range support, and the walkthrough is the only route to a figure for a home in Rough Hollow or anywhere else in town.
Sources: Unlock MLS, pulled October 16, 2026; Travis Central Appraisal District for the parcel record.
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
18 Lakeway 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 comes from Unlock MLS and is dated in the box at the top of the page.
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.
Only 12.1% of the Lakeway sales in the last three months closed at or above original asking. The typical sale over the last twelve months closed at 94.2% of original asking.
That is the gap between a list price and a contract. Rough Hollow and Lakeway Sec 26 sit in the same town numbers, but one has a typical build year of 2025 and the other 1992, so they are very different houses.
The useful question for a seller is how far below the first price a Lakeway sale lands in the range you would list in, and the walkthrough answers it for your house.
Price per square foot was $279 over the latest twelve months, against $282 over the twelve months before, a smaller move than the median made at the top of this page.
A median moves with the mix of homes that sold, and the price of space is the steadier measure. Over the last three months the typical home that sold had 2,646 square feet and went for $273 a square foot, so a home far from that size is better read through its own price per square foot.
In the last three months the 5 new builds that closed sold for a median $1,300,000, and the resales for a median $670,000.
Per square foot the order reverses: new builds sold at $259 and resales at $279.
Resales closed at 94.1% of original asking and new builds at 75.0%. With so few new builds in the sample, I treat that gap as a hint.
Asking prices are a separate computation from sold prices. Builder listings ask $432 a square foot and resale listings ask $284. Who is listing at each price is on Is the home your Lakeway buyer tours next a builder’s or a resale?
Builder asking runs from $679,900 to $4,495,000, a spread wide enough that one per-square-foot figure says little about any one house.
An appraisal district sets a value each year for tax purposes, and what a buyer pays gets settled in the contract. I do not predict appraisal outcomes.
Watters International Realty is a real estate brokerage and not a tax or legal adviser. Questions about your own appraised value, your homestead cap, whether to protest, a PID or MUD assessment on your lot, or what a bond election would do to your own tax bill belong with a tax professional, and the record for your specific parcel is held by the Travis Central Appraisal District (https://traviscad.org). What WIR can tell you is what a buyer would pay.
I treat the district’s value as one input. The inputs I weigh more are the closings in your range and the listings near you that have not sold.
Work through these in order. First, find the closings in your price range and see where they landed against their first prices. Second, look at the listings near your price that have cut, because they are the competition for the next contract. Third, walk the house as a buyer would and note what a listing photo would not show.
The walkthrough is where those three meet, and it is the only step that turns town figures into a number for your address. The town-level picture is on Does the Lakeway market look different over three months than over twelve?
Your size, condition and range decide how closely the town figures apply. If that is you, the fastest way to know is to run your address.
Whether waiting would change the price is on Not sure when to list in Lakeway? How to read your price range before deciding Why a listing stalls is on How can a Lakeway listing land with the quick sales instead of the slow ones?
Every figure above describes other houses. The walkthrough is the only route to a number for yours, because it is the one step that sees your condition, your street and the listings around you.
So the question for your home, whether it sits in Rough Hollow or in a section like Lakeway Sec 26, is this: if you could not look at your first number, what price would you set after seeing what has closed and what has cut?
If you are anchored to an appraisal or to last year’s sale on your street, start by seeing what a buyer would compare your home with today. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Lakeway arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 18 homes sold by Watters International Realty in Lakeway (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.
Your appraised value and recent sold comps is where the market was yesterday. Tomorrow, the market is where your competition stands on price and features.
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. 18 homes sold by Watters International Realty in Lakeway (Unlock MLS, all time).
You get the comparable listings near you, what recent Lakeway closings 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.
