What does the Southwest Austin market look like for sellers now?
Quick answer
Balanced, and quicker than most of Austin. Homes here closed at 96.4% of their original asking price over the last 90 days and went under contract in a median 26 days, a reading for the area overall that your price range or ZIP code can change. Most of what is listed today has already cut its price once.
What we analyzed
- 245 homes sold in Southwest Austin in the 90 days ending October 20, 2026
- 280 homes for sale in Southwest Austin as of October 21, 2026, 38 of them builder listings
- 3.4 months of inventory in Southwest Austin, against 5.9 in the Austin metro
- Southwest Austin closings for the twelve months ending October 20, 2026, against the twelve months before
- Every Southwest Austin ZIP code on the same 90-day basis, from 78736 to 78652
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
89 Southwest 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 78736, 78737, 78739, 78749, 78652.
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.
Is Southwest Austin a buyer’s market or a seller’s market right now?
Neither side holds the edge across the area overall. Homes that sold over the last 90 days closed at 96.4% of their original asking price, inside the range my rule calls balanced, and your own price range can sit on either side of that line.
Supply points the same way. At the current pace the homes listed today would sell out in 3.4 months, well short of the 5.9 months across the Austin metro.
Nobody who lives here says Southwest Austin, of course. Owners say Circle C, Belterra, Shady Hollow or Village at Western Oaks, and the chart below shows how far months of supply moves from one ZIP code to the next.
How does each Southwest Austin ZIP code differ for a seller?
Enough that the area figure is only where you start. Each ZIP code has its own scoreboard page with the full tables.
78739 is Circle C, Meridian and Shady Hollow, and it moved fastest: the typical home went under contract in 13 days. Its sellers came closest to their first asking price too, and the detail is on What are buyers paying in 78739 for Circle C and Meridian homes?
78749 covers Village at Western Oaks, Maple Run and Westcreek, mostly homes built before 2000. It is quick as well, yet 65 of its 99 listings have already cut, so read How fast are 78749 homes selling around Maple Run and Westcreek?
78737 runs out toward Dripping Springs, the Belterra and Highpointe side, and it is where builders show up most, with Perry Homes and Highland Homes in Parten. The page is How is 78737 treating sellers in Belterra and Highpointe?
78736 sits west along the Highway 71 side and sold the fewest resales of the larger ZIP codes, at a slower median of 39 days, balanced overall. See Is 78736 a buyer’s market or a seller’s market this fall?
78652 is Manchaca, and in the last 90 days every recorded sale there was a new build. The resale question is on Can a Manchaca resale compete with new builds in 78652?
Did Southwest Austin home prices change this year?
Hardly at all on the typical sale. The median sale price was $690,000 over the past twelve months and $690,000 the twelve months before.
Price per square foot edged up, to $285 from $281. More homes changed hands too, a few more closings than the year before.
The latest three months ran lighter. Closings came to 245 against 274 in the same stretch a year earlier, so a buyer this fall had fewer recorded sales to compare against.
How much of Southwest Austin is new construction?
A small share. Builders hold 38 of the 280 homes for sale, most of them in Parten near Belterra and in Estancia West in Manchaca, so nearly every other seller is up against a resale. Which builders list where is on Which homes will a buyer tour before yours in Southwest Austin?
What are the biggest risks for a Southwest Austin seller this fall?
A first price set off the neighbor’s best sale is the biggest one. Of the 280 homes for sale, 171 had already come down from their original asking price, and a buyer who tours your street has usually just watched one of them do it. What the homes that stalled had in common is on Why do some Southwest Austin listings never find a buyer?
Treating the area median as your number comes next. The middle sale mixes a 1970s house in Shady Hollow with a new build in Parten, and what a buyer would pay for yours is on What is your Southwest Austin home worth to this year’s buyers?
The last is assuming the area’s reading holds at your price. Several ranges from $500,000 to $699,999 closed as seller’s markets over the last 90 days while the ranges above them were balanced, and timing by range is on Should you sell your Southwest Austin home now, or wait?
Does this market report describe your home?
It describes the area, and your house is one sale inside it. Run your address and we will pull the listings a buyer would set beside it.
- It fits closely if your home would list between the low $500,000s and the $900,000s, where most of the recorded sales sit.
- It fits loosely above a million dollars, where part of the market trades on a broker-to-broker private network and never reaches the record.
- It fits poorly in Manchaca, where the recent sales were new builds.
- It describes your house best if it is move-in ready, with an asking price based on this year’s closed sales, not last year’s.
Your situation
Southwest Austin sells quickly and evenly, with prices about level on the year and more sales than the year before. The catch is on the listing side, where most sellers have already had to cut once to meet buyers.
So the useful question for your house is narrower: at your price, in your ZIP code, which listings will a buyer see first, and would yours look like the best of them?
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are not sure which part of this report fits your house, start with the homes a buyer would compare it with. Request my complimentary Home Competitor Analysis for your address. You get:
- The homes for sale near you that a buyer would likely tour alongside yours
- How recent sales in your ZIP code compare with Southwest Austin as a whole
- How the walkthrough works and what we look at in your home
No obligation. The report for your part of Southwest Austin arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 89 homes sold by Watters International Realty in Southwest Austin (Unlock MLS, all time).
Why are buyers holding back in Southwest Austin?
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.
You can see that gap here. The typical sale held level this year, and still 171 of the 280 listings on the market have had to come down to find their buyer.
About Watters International Realty in Southwest 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. 89 homes sold by Watters International Realty in Southwest Austin (Unlock MLS, all time).
See the homes you’d be competing against
You get the competing listings near you, how your ZIP code compares with the area, 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.
More for Southwest Austin sellers
- Is 78736 a buyer’s market or a seller’s market this fall?
- How is 78737 treating sellers in Belterra and Highpointe?
- What are buyers paying in 78739 for Circle C and Meridian homes?
- How fast are 78749 homes selling around Maple Run and Westcreek?
- Can a Manchaca resale compete with new builds in 78652?
- Should you sell your Southwest Austin home now, or wait?
- Which homes will a buyer tour before yours in Southwest Austin?
- Why do some Southwest Austin listings never find a buyer?
- What is your Southwest Austin home worth to this year’s buyers?
- The Austin seller hub
