In the three months ending October 15, 2026, West Cypress Hills in Spicewood had only 1.7 months of inventory, and homes still closed at 92.9% of original asking, so short supply has not carried sellers to their first price. Only nine homes sold, so I read the market on twelve months, which read as a buyer’s market for West Cypress Hills overall, and a price point changes which market a home is in. In my read, supply is short because few homes are being listed, and that has not lifted what buyers pay.
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
47 Spicewood 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. That includes 2 in West Cypress Hills.
Every number on this page covers West Cypress Hills only. What the Spicewood market as a whole means for a seller is on Does the Spicewood housing market work the same at every price?
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.
West Cypress Hills carries 1.7 months of inventory, against 6.0 for the Austin metro. Months of inventory counts how long the current listings would last at the recent pace of sales.
Supply alone would read as a seller’s market. The reading that counts is what homes closed at against original asking, and over the past twelve months that was 93.3%, a buyer’s market for West Cypress Hills overall. A price point changes which market a home is in.
In my read, supply is short because few homes are being listed. Five new listings came on over the last three months, against nine closings.
Table 1. West Cypress Hills beside Spicewood as a whole, 90 days and twelve months ending October 15, 2026. Source: Unlock MLS.
| Measure | West Cypress Hills, 90 days | Spicewood, 90 days | West Cypress Hills, twelve months | Spicewood, twelve months |
|---|---|---|---|---|
| Homes sold | 9 | 73 | 31 | 263 |
| Median sale price | $520,000 | $635,000 | $553,000 | $669,077 |
| Median days on market | 104 days | 104 days | 89 days | 104 days |
| Share of original asking price | 92.9% | 90.2% | 93.3% | 91.3% |
| Price per square foot (median) | $201 | $272 | $201 | $267 |
For the town-wide picture, start with Does the Spicewood housing market work the same at every price?
Over twelve months it is level. West Cypress Hills homes sold at $201 a square foot over the past twelve months, and at the same $201 in the twelve months before.
The median sale price is higher over that span, $553,000 against $530,370 in the twelve months before.
The last three months read a little differently. Price per square foot was $201, against $194 in the same three months last year.
The typical sale price went the other way, $520,000 against $547,000. In my read, that gap means a different mix of homes sold, so the price of the space is the better guide to direction.
Fewer homes are closing. West Cypress Hills recorded 31 sales over the past twelve months against 43 in the twelve months before.
The last three months fit that, with 9 closings against 13 in the same three months last year.
Table 2. West Cypress Hills sales in each period. Each row stands on its own. Source: Unlock MLS.
| Period | Sold | Median sale price | Median days on market | Share of original asking price | Price per square foot |
|---|---|---|---|---|---|
| 90 days ending October 15, 2026 | 9 | $520,000 | 104 days | 92.9% | $201 |
| Same 90 days, 2025 (July 18, 2025 to October 15, 2025) | 13 | $547,000 | 59 days | 93.6% | $194 |
| Twelve months ending October 15, 2026 | 31 | $553,000 | 89 days | 93.3% | $201 |
| Prior twelve months (October 16, 2024 to October 15, 2025) | 43 | $530,370 | 108 days | 91.4% | $201 |
Waiting for a better price is weighed in Is waiting for a better price really the cautious move for a Spicewood seller?
A few homes went under contract inside the first month, but most took longer than three months. The typical home took 104 days, against 59 in the same three months last year.
Over the past twelve months the typical home took 89 days, against 108 in the twelve months before.
Table 3. How long the 9 homes that sold in West Cypress Hills 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 | 2 |
| 31 to 60 days | 1 |
| 61 to 90 days | 1 |
| More than 90 days | 5 |
Three homes are pending now and none is active under contract. Pending means the sale is further along than an accepted offer. The reasons a Spicewood listing goes unsold are weighed in Is the Spicewood market really why your listing is not selling?
Five homes are for sale, and two have come down from their original asking price.
Pulte Homes is the only builder, and it holds two of them. Those two have been up far longer than the three resale listings, and one has been reduced.
Table 4. Builder listings in West Cypress Hills by builder name on the MLS record, as of October 16, 2026; 2 builder listings of 5 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| Pulte Homes | 2 | $499,531 to $589,900 | $544,716 |
Records filed under the plain name West Cypress Hills hold about half of the past twelve months’ closings and most of the homes for sale, and the typical home sold there was built in 2024. West Cypress Hills Ph 1 Sec 3 closed more homes than any other phase or section record and has none for sale.
Table 5. West Cypress Hills subdivisions by closings in the twelve months ending October 15, 2026, with the median build year of what sold and the count for sale as of October 16, 2026. Source: Unlock MLS.
| Subdivision (MLS name) | Sold, twelve months | Median sale price | Median build year | For sale |
|---|---|---|---|---|
| West Cypress Hills | 16 | $566,986 | 2024 | 4 |
| West Cypress Hills Ph 1 Sec 3 | 4 | n/a | n/a | 0 |
| West Cypress Hills Ph 2 Sec 3 | 2 | n/a | n/a | 0 |
| West Cypress Hills Ph 1 Sec 4 | 2 | n/a | n/a | 0 |
| West Cypress Hills Ph 2 Sec 2 | 2 | n/a | n/a | 0 |
| West Cypress Hills Ph 01 Sec 02 | 1 | n/a | n/a | 0 |
| West Cypress Hills Ph 1 Sec 1 | 1 | n/a | n/a | 1 |
| West Cypress Hills Ph 1 Sec 2 | 1 | n/a | n/a | 0 |
| West Cypress Hills Ph 1 Sec 5 | 1 | n/a | n/a | 0 |
| West Cypress Hills Ph 2 Sec 5 | 1 | n/a | n/a | 0 |
Most recent sales were resales, and two were new builds. Build years run from the 2000s to 2025 or later, and none was built before 2000.
Builder against neighbor is the subject of Is your Spicewood home competing with builders or with the neighbors?
How a new build changes what a resale is worth is covered in How do you price a Spicewood home when the comps are already old news?
Table 6. West Cypress 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 | West Cypress Hills | Austin metro |
|---|---|---|
| Homes sold | 9 | 8,186 |
| Median sale price | $520,000 | $405,000 |
| Median days on market | 104 days | 56 days |
| What homes sold for relative to their initial asking price | 92.9% | 94.3% |
| Price per square foot (median) | $201 | $204 |
| Homes for sale | 5 | 16,289 |
| Months of supply | 1.7 | 6.0 |
| Buyer’s or seller’s market | buyer’s market | balanced |
| Listings that failed to sell | 3 | 5,425 |
| Share of listings that failed to sell | 25.0% | 39.9% |
| Active under contract | 0 | 1,416 |
| Pending | 3 | 2,034 |
| New listings in the last 90 days | 5 | 12,212 |
| Homes for sale priced below their original asking price | 2 (40.0%) | 58.9% |
With nine sales in total, no price range reached ten, so this page has no range table. Run your address to see how yours compares.
West Cypress Hills offers a seller little company and little lift. Few homes are listed, buyers still close under the first asking price, and the Pulte Homes listings have been up far longer than the resale listings.
Which of those listings will be on a buyer’s list when your home goes live, and are they already below where they started?
If you worry your West Cypress Hills home will wait months despite low supply and still sell under asking, start by seeing what it would be up against. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for West Cypress Hills arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 47 homes sold by Watters International Realty in Spicewood (Unlock MLS, all time).
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. 47 homes sold by Watters International Realty in Spicewood (Unlock MLS, all time).
You get the homes competing with yours in West Cypress Hills, what recent sales 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.
