To sell a resale in Rosenbusch Ranch in Leander right now, I would price it against DR Horton’s new homes and have it move-in ready before the first showing, because the builder is your main competition. Of the 16 homes for sale here today, 13 are DR Horton’s. On the twelve-month basis the neighborhood as a whole reads as a balanced market, though where your own price sits can put your home in a different market. Most buyers who tour a resale here have just walked through a new home, and your price and condition have to win that comparison.
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.
Most homes that closed here in the last twelve months were new construction, so I read the market figures on this page mainly as what buyers paid for new homes. That is the bar a resale has to clear.
I read Rosenbusch Ranch as a balanced market. On the twelve-month basis, homes here sold for 94.7% of original asking, a little under what owners first asked. That describes the neighborhood as a whole, and the price range your home falls in can move it into a different market.
Buyers paid 91.8% of original asking in the prior twelve months and 94.7% in the last twelve months, which means owners gave up less off their first price this past year than the year before.
I lean on the twelve-month view because only 9 homes closed in the last 90 days, a thin sample.
A resale here competes mostly with DR Horton, which has more homes for sale in the neighborhood than every resale owner combined.
I see almost no older housing here. Of the 60 homes that sold in the last twelve months, 43 were new construction, and nearly every sale was a home built in 2025 or later.
That puts your house next to a brand-new version of itself. A buyer can tour a model down the street and hold your price up against the builder’s. What your home offers that a new build here does not is a finished house a buyer can move into without waiting on construction.
Only 4 of the listings here have come down from their original asking. That is a small share of what is for sale, and I would not read broad price pressure into it.
They have come down. Price per square foot fell from $201 in the prior twelve months to $194 in the last twelve months.
I can’t put that drop on bigger homes, because the median home that sold was almost exactly the same size in both years. Buyers paid less per foot for the same amount of house.
Over the last three months, a thin sample, price per square foot came in lower again at $182.
That figure is low mainly because larger homes sold. The median home sold in those three months had 2,628 square feet, against 2,412 for the last twelve months.
The lot is a fixed cost, and spreading it over more square feet lowers the price per foot even when the buyer pays more for the house.
Buyers were not pushing harder on price in that window. In those same three months they paid 96.7% of original asking, against 94.7% over the last twelve months. Those months fall mostly in summer, the strongest selling season, and the sale price and days to contract both came in better than the full year.
Median cumulative days to contract rose from 51 days in the prior twelve months to 73 days in the last twelve months.
I count days to contract from a home’s first listing date, so a house that was pulled and relisted keeps its full history. In the last three months, a thin sample, days to contract came in at 57 days.
Buyers paid closer to original asking this past year and still took longer to sign. My reading is that owners started nearer a price buyers would accept and then waited longer for that buyer, since anyone shopping here can walk through a new home first. I take that to mean careful pricing protects what you net, and your moving plan should allow for the wait.
Rosenbusch Ranch has less supply than the town, with 3.2 months of supply against 4.6 months for Leander as a whole. I would not lean on that much, because most of what is for sale here belongs to DR Horton.
On price per square foot, the neighborhood matched Leander over the last twelve months, with both at $194. Across Leander, homes sold for 94.2% of original asking over the same period, a touch below this neighborhood.
I read that as Rosenbusch Ranch selling at a Leander price. A buyer weighing your home pays about what the rest of town pays per foot, and I would price it that way.
I would list now if your home is move-in ready and you can price it against what DR Horton is asking for a comparable new home. Supply here runs lower than in the rest of Leander, and buyers gave up less off their first price this past year than the year before.
I would wait if your home needs work before it can stand beside a new one on a tour. Every buyer here can see a new house after yours, and I would rather you fix what that buyer will compare than list now and cut later.
I’ll compare your home with what a buyer sees in Rosenbusch Ranch today, including the builder’s homes for sale. Here is what the analysis covers:
No obligation. The report for Rosenbusch Ranch comes first. Then I walk the home with you before we talk about price.
If your floor plan is one DR Horton is still building here, a buyer compares your home with the new one line by line. I would list every upgrade you added after closing and set your price against the builder’s asking for that same plan, adjusted for what the new home offers that yours doesn’t.
If your home is larger than most here, I would price it against sales of similar size. A neighborhood average per foot would overprice a larger house here, because the larger homes that sold this summer brought less per foot.
If you need to move soon, get the price right in the first week. Days to contract ran longer this past year than the year before, and I would set your price from recent closings so the first showings count.
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 5 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.
