You sell a Palmera Ridge home in Leander by pricing it against the new homes a buyer can tour the same afternoon, and by starting at a price buyers will actually pay. More than half of the homes that sold here over the last twelve months were new construction, and all sales together closed at a median of 83.5% of their original asking price. On the twelve-month basis that reads as a buyer’s market for the neighborhood as a whole. I would set a resale’s first price from the recent resales and the builders’ current listings, so the home does not spend months coming down to meet buyers.
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
253 Leander 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.
Of the 65 homes that closed here in the last twelve months, 36 were new construction.
The resales were young homes too. None of the homes sold in that period was built before 2015.
Coventry Homes, Highland Homes and Perry Homes all have homes for sale here right now, and 12 of the 28 homes on the market are builder listings. When I list a resale in Palmera Ridge, the buyer touring it can walk into a builder’s model the same afternoon and hold my seller’s home to that finish and that price.
The median home here took 191 cumulative days to contract over the last twelve months, against 48 days in the prior twelve months.
I read that long wait together with the gap between asking and sale price. The typical home that closed this past year sat for months and came well down from where it started before a buyer signed, and I see that as the cost of an opening price set above what buyers would pay.
The last three months look quicker, with a median of 60 days to contract, but that is a thin sample of 8 closings. I would not plan a listing around it alone.
The twelve-month figure in the quick answer sits well below both the prior twelve months at 96.5% and the last three months at 94.4%, which rests on a thin sample.
In both of those periods the typical home gave up far less from its first price than in the past year. I take the recent figure as a sign that a well-priced home here can still close near its asking price.
I read the past year as the outlier because of what sold in it. Most of those closings were new construction, and the median home that sold grew from 2,646 square feet in the prior twelve months to 3,393 square feet in the last twelve months.
When I price a home here, I look hardest at resales of the same age and size, because a builder’s closing price comes out of a different negotiation than a homeowner’s. Right now 18 of the 28 homes for sale have already come down from their original asking price, which tells me most sellers here are still searching for the price buyers will pay after they list.
Price per square foot rose from $220 in the prior twelve months to $224 in the last twelve months. The homes that sold over that year were much larger than the year before, and a larger home usually sells for less per square foot because the lot costs the same whatever sits on it. That tells me buyers here paid up for space over the past year, even while most homes closed well under their first price.
It then fell from $224 over the last twelve months to $206 in the last three months, a figure that rests on a thin sample. Those three months were mostly summer, the strongest selling season, and price per square foot still came in lower than the full year.
The recent homes were also smaller than the twelve-month median, and a smaller home usually carries a higher price per square foot. Size does not explain this drop, and I give it weight as real pressure on price even with so few sales.
The median sale here was $780,000 over the last twelve months, while Leander as a whole was $454,995.
I don’t price a Palmera Ridge home off town-wide numbers, because a buyer at this level is weighing newer homes at a much higher price. Supply is heavier here too: Palmera Ridge has 5.2 months of supply, and Leander overall has 4.6.
Across Leander, homes sold for 94.2% of original asking over the last twelve months, far closer to their first price than Palmera Ridge homes managed in the same period. That gap tells me a seller here faces a harder negotiation than the town figure suggests, and I would not set an asking price expecting a typical Leander result.
It depends on whether you can open at a price the recent resales support, and I would list now only if you can.
Sell now if your home is move-in ready and you are willing to start where comparable resales closed. With 12 builder listings chasing the same buyer, I would rather my seller open at that price than spend the months the typical home here spent coming down to it.
Wait if your home needs work a buyer will notice next to a new model, or if you are counting on the builders’ asking prices to set yours. Supply here is heavier than across Leander, and the median home took 191 days to contract over the past year. I would finish the work first and list once you are comfortable with the price the resales support.
My team walks your home and puts it next to the new and resale homes a Palmera Ridge buyer sees the same weekend. In the Home Competitor Analysis you get:
No obligation. The report for Palmera Ridge comes first. Then I walk the home with you before we talk about price.
If your home was built before 2025, you are selling one of the older homes in a neighborhood where most recent sales were newer. I would price it against the 29 resales from the last twelve months instead of the builders’ current listings, and fix the wear a buyer notices after walking a new model.
If you bought new here in the last year or two, a builder may still be selling your floor plan nearby. I would find out what that builder home is listed for before you set a price, because that listing is the first thing a buyer holds yours against.
If your home is already for sale and has not had an offer, you are in the same spot as most listings here, which have already cut their asking price. I would set your next price from what recent resales closed at per square foot and leave the twelve-month median out of it.
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.
Sources: Unlock MLS (ACTRIS) via MLS Grid, my analysis, pulled October 15, 2026. The neighborhood is the MLS subdivision name, combined across 4 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.
