In the three months ending October 15, 2026, homes in The Hills closed at 90.0% of original asking, which by the rule I use is a buyer’s market for the town as a whole. Supply is tight at 2.8 months of inventory. In my read the two disagree because the town has few sales a quarter at high prices, so a short list shows how few homes are listed, not what buyers pay. A price point changes which market a home is in, and the twelve months read balanced.
Sources: Unlock MLS, pulled October 16, 2026.
2 The Hills homeowners have trusted my real estate team to sell their home, 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.
Tight supply has not been enough on its own. Right now 16 homes are for sale in The Hills, which is 2.8 months of inventory against 6.0 for the Austin metro. Months of inventory means how long it would take to sell every home on the market if no new ones came on.
Supply and price paid measure different things. Supply counts how many homes are listed, while the share of original asking counts what buyers paid, and a town can have few homes for sale and still see buyers pay under the first price. The Hills did that over the last three months, closing under the 94% where I start calling a market balanced. That reading is for the town overall, and a price point changes which market a home is in.
Across the twelve months the town closed at 95.9% of original asking, which reads balanced.
The same three months last year closed at 94.0%, against 90.0% this time.
The table below sets the town beside the Austin metro on the same measures.
Table 1. The Hills compared with the Austin metro. Sales are from the 90 days ending October 15, 2026; homes for sale are as of October 16, 2026. “Failed to sell” means the listing expired or was withdrawn without selling. Source: Unlock MLS.
| Measure | The Hills | Austin metro |
|---|---|---|
| Homes sold | 17 | 8,186 |
| Median sale price | $904,500 | $405,000 |
| Median days on market | 81 days | 56 days |
| What homes sold for relative to their initial asking price | 90.0% | 94.3% |
| Price per square foot (median) | $307 | $204 |
| Homes for sale | 16 | 16,289 |
| Months of supply | 2.8 | 6.0 |
| Buyer’s or seller’s market | buyer’s market | balanced |
| Listings that failed to sell | 6 | 5,425 |
| Share of listings that failed to sell | 26.1% | 39.9% |
| Active under contract | 1 | 1,416 |
| Pending | 0 | 2,034 |
| New listings in the last 90 days | 15 | 12,212 |
| Homes for sale priced below their original asking price | 6 (37.5%) | 58.9% |
The homes selling here are established resales. No new build closed in the last three months, and the one builder listing for sale is covered with the rest of the competition. Who else is for sale, and how a resale stands out among them, is on How does a resale in The Hills stand out among other resales at its price?
Most of the homes that closed in the last three months were built before 2000. Over the twelve months, closings were spread across the Hills Lakeway phases, with Hills of Lakeway and Lakeside & Greens Condo adding a few more, so a seller in a small subdivision has fewer recent sales close to home to point to.
More homes closed over the twelve months than in the twelve months before, 59 against 54.
The latest three months went the other way, with 17 closings against 21 in the same three months last year.
With this few sales in a quarter, each one counts for a lot, so I read the town figures as a starting point and the range readings in the next section as the closer look.
Your price range can put your home in a different market from the town’s. No range had 10 sales in the last three months, so I read each one on the twelve-month basis, and the fit list below gives the reading for every range that had enough sales.
The biggest risk is treating a short list of homes for sale as a seller’s advantage. Buyers paid under the first price in the latest three months even with supply this tight, and a seller who opens as if scarcity sets the price is asking for more than the town has recently paid.
A second risk is a thin record. With few closings in a quarter, one sale can pull a typical price either way, and a seller who prices from a single neighbor’s sale is pricing from one data point.
A third is the wait itself. Homes that sold took long enough to reach a contract in the latest quarter that a seller should plan on months, and how long and why is on Why are homes in The Hills slow to go under contract right now?
Sales are few in The Hills, so each question a seller asks gets its own page. If you are weighing timing, read How do you time a sale in The Hills when few homes close each quarter? If you want to know whose listing your buyer sees after yours, read How does a resale in The Hills stand out among other resales at its price? If you want to know what your own house is worth, read Which recent sale in The Hills is a fair comp for your home, and which is not? If the length of the wait is what bothers you, read Why are homes in The Hills slow to go under contract right now?
Every exact figure on the pages is in a table, and this page carries the town scoreboard.
The town picture is a starting point, and your home decides how well it fits. Run your address to see your part of The Hills.
The pages in the list at the end of this one take each question in turn.
The Hills is a town of established homes in subdivisions like Hills Lakeway Ph 02 and Hills Lakeway Ph 09, and in my read each of the few sales in a quarter counts for a lot in how a home here is judged. A seller who reads the short list of homes for sale as a sign of strength is reading only half of the record.
For your house, then: if buyers have been paying under the first price, what price would you open at, and what would you say to the buyer who asks you to come down?
If you are unsure which of these readings applies to your home, start by seeing where your part of The Hills stands. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of The Hills arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 2 homes sold by Watters International Realty in The Hills (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.
In The Hills that gap shows at the closing table: sellers’ first prices and buyers’ budgets met at 90.0% of original asking over the last three months.
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. 2 homes sold by Watters International Realty in The Hills (Unlock MLS, all time). Primary records used: Unlock MLS (ACTRIS) listing and closing records via MLS Grid for Residential properties in the MLS city of The Hills; the Travis Central Appraisal District holds the record for any specific parcel. Known unknowns: WIR’s New Construction Inventory sheet carried no rows for The Hills builders or communities when it was read, so this page publishes no builder price range, incentive or rate; The Hills has no neighborhood pages yet; and the MLS does not record why an individual listing failed to sell.
You get the reading for your price range, what recent sales near you show, and a walkthrough before any pricing talk.
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.
