What should you know before selling your home in East Austin?
Quick answer
Buyers hold a slight edge in East Austin right now. Over the last three months homes here sold a little under their original asking price, which makes it a buyer’s market for the area as a whole, and sales around Mueller in 78723 came closer to asking. Your price range and your street can change that answer.
Public-record median: $607,500 for East Austin sales recorded in the MLS, 90 days ending October 20, 2026. The public record understates this market. The sales that would pull this number up trade privately and never reach the MLS, and in 78702 a lot alone rarely changes hands under a million dollars.
What we analyzed
- 200 homes sold in East Austin in the 90 days ending October 20, 2026
- 453 homes for sale in East Austin as of October 21, 2026, 82 of them builder listings
- 6.8 months of inventory in East Austin, against 5.9 in the Austin metro
- East Austin closings for the twelve months ending October 20, 2026, against the twelve months before
- Builder and resale listings in East Austin as of October 21, 2026
Sources: Unlock MLS, pulled October 21, 2026.
Selling above $1M? Part of this market never goes online
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
70 East Austin 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.
Every number on this page is also broken out ZIP by ZIP on the scoreboard pages for 78702, 78721, 78722, 78723.
Last updated October 21, 2026. Sales data covers the 90 days ending October 20, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 21, 2026.
What kind of market is East Austin for a seller right now?
A buyer’s market, by the narrowest of margins. Over the last three months East Austin homes closed at 94.0% of their original asking price, right on the line where buyers take the edge.
That reading covers East Austin overall, and a single price point can sit in a different market altogether. Supply tells a similar story: the area carries 6.8 months of it, against 5.9 for the metro.
The chart below shows how far apart the four ZIP codes run on that measure.
How different are 78702, 78721, 78722 and 78723?
Different enough that each has its own scoreboard. When people say East Austin, they usually mean 78702 and 78721. 78723 is Mueller, and people call it East Austin too, though owners there will tell you they live in Mueller or Windsor Park.
78702 is the busiest of the four and carries the most listings. Sellers there kept 93.2% of original asking, a buyer’s market for that ZIP, and builders account for about a fifth of what is for sale.
78721 had the toughest quarter. Its 9.2 months of supply is the deepest in the area, and well over half its listings have already cut.
78722 is small, with only 19 homes for sale. Supply there is short, yet buyers still negotiated, and homes closed at 93.8% of original asking.
78723 is the one balanced ZIP of the four for the ZIP as a whole. Homes there closed at 95.9% of original asking, helped by steady sales in Mueller.
How much of East Austin is new construction?
Less than the cranes suggest. Builders hold 82 of the 453 homes for sale, and they come from dozens of different builder names, most with a listing or two on an older lot.
So for most East Austin sellers the competition is still the resale down the street. Where the new builds do cluster, they tend to sit at the top of the price ladder. The builder names, counts and price ranges are on Which homes is your East Austin buyer touring besides yours?
What changed in East Austin over the past year?
Prices eased a little while sales picked up a little. The typical home sold for $585,000 this past year, against $604,000 the year before.
A square foot went for $394 this past year, against $404 the year before, so the drop shows up in price per foot and is not just a mix of smaller homes.
Sales rose to 929 this past year from 909 the year before. Buyers are coming out of the woodwork in East Austin, and they are paying this year’s prices for what they buy.
The last three months held steady against the same months a year ago, with 200 sales this year against 202 last year.
What does the public record miss above $1M?
A real piece of the top of this market. The MLS shows 101 East Austin closings at or above $1,000,000 this past year. Most were in 78702 and 78723, and those are only the sales that were listed publicly.
Above that price, the figures on this page describe the public side only. I leave days on market and unsold listings for those ranges out of the story, because the sales that would change them never reach the record.
What is the biggest risk for an East Austin seller?
Landing on the slow side of a split market. Over the last three months, 74 of the homes that sold went under contract within a month, while 52 needed more than three months.
The homes for sale show the same pressure. 253 of the 453 listings are now priced below where they started, so a new listing is entering a field where many sellers have already blinked once.
What separates the quick sales from the listings that stalled is on Why aren’t more homes selling in East Austin, and what helps?
Does this market report describe your home?
It describes four ZIP codes at once, and one house can land well away from it. Run your address to see the listings a buyer would put beside yours.
- Closer fit for a resale in 78702 or 78721 priced in the middle of the market.
- Looser fit for a Mueller home, where sales ran closer to asking than the area as a whole.
- Looser fit above $1M, where much of the market trades privately.
- Looser fit for a home that is move-in ready, with an asking price based on this year’s closed sales, not last year’s.
The timing question is on Should you sell your East Austin home this fall or wait?, and the value question is on What is your East Austin home worth when a new build is nearby?
Your situation
East Austin buyers bought a few more homes this year than last and paid a little less for them. They are also choosing from a long list where more than half the sellers have already cut, and your address decides which part of that list your home lands in.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you can’t tell whether your home competes with the new infill builds, the older bungalows or the Mueller homes, the listings around it will show you. Request my complimentary Home Competitor Analysis for your address. You get:
- The East Austin listings a buyer would likely tour alongside yours
- How recent sales on your side of East Austin compare with the area as a whole
- What we look at when we walk through your home
No obligation. The report for your part of East Austin arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 70 homes sold by Watters International Realty in East Austin (Unlock MLS, all time).
Why are so many East Austin buyers holding out?
Chris Watters’s position, stated September 9, 2026. Watters International Realty 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.
East Austin shows both halves of that. More homes sold this year at a lower typical price, while 55.8% of the homes for sale have cut, which tells me the buyers are here and are paying what they can afford.
About Watters International Realty in East Austin
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 21, 2026: closings, active listings and builder listings for East Austin and its four ZIP codes, read against the Austin metro.
See the homes you’d be competing against
You get the listings a buyer would weigh against yours, how your corner of East Austin compares with the whole, and a walkthrough before we talk price.
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.
More for East Austin sellers
- Do buyers or sellers have the upper hand in 78702 right now?
- Is 78721 a buyer’s market or a seller’s market for your home?
- How much room do buyers have to negotiate on a home in 78722?
- How is 78723 treating sellers in Mueller and Windsor Park?
- Should you sell your East Austin home this fall or wait?
- Which homes is your East Austin buyer touring besides yours?
- Why aren’t more homes selling in East Austin, and what helps?
- What is your East Austin home worth when a new build is nearby?
- The Austin seller hub
