In the last three months, to mid-October 2026, homes in Bryson, Leander sold for a median 92.0% of original asking, which reads as a buyer’s market. That describes the neighborhood overall, and a price point changes which market a home is in. Over the full year Bryson sold a little closer to original asking than Leander as a whole, but most of the homes for sale here now have already cut their price, and Bryson carries more supply for its pace of sales than the town does.
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
4 Bryson homeowners have trusted my real estate team to sell their home in the MLS, and that count does not include a single buyer my team has represented. Everything on this page comes from the same MLS record I use to price those homes.
It did not. The last 90 days fall mostly in summer, usually the strongest selling season, and a summer stretch normally reads better than a full year. In Bryson I found the opposite, and the summer sales came in furthest below original asking of the three periods in the chart.
For comparison, Bryson homes sold for 95.8% of original asking in the prior twelve months.
I measure speed by cumulative days to contract, which counts every day a home is listed until it goes under contract, even across relistings. The median Bryson home took 65 days to contract over the last twelve months and 46 days in the last three months.
Price per square foot in Bryson fell from $222 in the prior twelve months to $201 in the last twelve months.
It then fell from $201 over the last twelve months to $200 in the last three months, which I read as flat.
Part of the bigger drop comes from which homes sold. The median home sold over the last twelve months had 2,803 sq ft, against 2,662 sq ft the year before, and a larger home spreads the same lot over more square feet, which pulls its price per square foot down. That explains only part of it, because the median summer sale was a smaller home and still brought about the same price per square foot.
For direction I look at what buyers paid against the first price. They paid 92.0% of original asking in the last three months against 95.0% over the last twelve months, and that points down even after I allow for the larger homes.
I see the same thing in the homes for sale now, where 13 of the 19 have already cut their price.
Bryson sells at a higher price than Leander as a whole and has more supply for its pace of sales than the town as a whole.
The median Bryson home sold for $525,000 over the last twelve months, against $454,995 for Leander as a whole.
Supply is where I see the biggest gap. Bryson has 6.5 months of supply against 4.6 months for Leander as a whole, which means a Bryson seller has more homes competing for each buyer than a typical Leander seller does.
Over the full year, Bryson still sold a little closer to original asking than the town, at 95.0% against 94.2%.
Bryson had 52 sales in the prior twelve months and 35 in the last twelve months.
Your home would be up against other resales much like it, and most of the ones for sale have already cut their price. Every home that sold here in the last twelve months was built between 2015 and 2024.
With age off the table, I find buyers here decide on price and on how move-in ready a home is.
The median asking price of the homes for sale now is $550,000, and the median home that sold in the last three months went for $491,500. Those are different homes, so I don’t treat the gap as a markdown on any one house, but asking prices here sit well above what buyers have recently paid.
My team builds a Home Competitor Analysis for your address that sets your home beside the Bryson homes buyers are touring now and the ones that recently closed. Here is what you get:
No obligation. The report for Bryson comes first. Then I walk the home with you before we talk about price.
If your home is one of the larger plans in Bryson, price it from closed sales of similar size. A neighborhood price per square foot built from smaller homes overstates what a larger plan brings, because the lot is spread over more square feet.
If your home is already listed and has not gone under contract, compare your price with what closed this summer. Most of the homes still for sale have already cut, and a small cut puts you among them rather than ahead of them.
If you can choose when to list, use the time to get the home move-in ready and to watch what the current listings actually close for. With this much supply, Bryson buyers have choices, and the ones I meet compare finish and condition closely because the homes are so close in age.
The Home Competitor Analysis shows the homes you would have to beat, what they are asking, how long they have been on the market, which have cut their price, and how your home may compare.
Request my competitor analysis
Sources: Unlock MLS (ACTRIS) via MLS Grid, my analysis, pulled October 15, 2026. The neighborhood is the MLS subdivision name, combined across 10 recorded spellings and section names. Homes are counted by closing date. Prices as a share of original asking use each home’s original list price.
Last updated October 15, 2026. Closings: twelve months ending October 15, 2026 and the 90 days ending October 15, 2026. Homes for sale: as of October 15, 2026.
