How is 78703 treating sellers in Tarrytown and Pemberton Heights?
Quick answer
Below what sellers first asked, and only partly in public. On the MLS record, Tarrytown, Pemberton Heights, Bryker Woods and Clarksville homes closed well under their original asking price this past year. That makes the ZIP a buyer’s market overall, and your price range can put you in a different one. A large share of the top of this market sells privately and never shows up here.
Public-record median: $1,302,500 for ZIP 78703 sales recorded in the MLS, twelve months ending October 20, 2026. Here that figure is the bottom of the record, not the value of a house. The sales that would raise it trade privately and never reach the MLS, and a Tarrytown or Pemberton lot alone rarely sells for under a million dollars unless setbacks, trees or easements shrink what can be built.
What we analyzed
- 220 homes sold in ZIP 78703 (Austin city addresses) in the twelve months ending October 20, 2026
- 117 homes for sale in ZIP 78703 as of October 21, 2026, 13 of them builder listings
- 6.4 months of inventory in ZIP 78703, against 5.5 in the Austin metro
- ZIP 78703 price ranges for the twelve months ending October 20, 2026 (annual basis; no 90-day ranges)
- The twelve months before, October 21, 2024 to October 20, 2025, on its own row
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
79 West 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.
What these numbers mean if you are selling is on the West Austin, TX market report.
Last updated October 21, 2026. Sales data covers the twelve months ending October 20, 2026 (Unlock MLS via MLS Grid, the public MLS side only); listing inventory as of October 21, 2026. This page refreshes annually.
How does 78703 stack up against the rest of West Austin?
It gave buyers more room than the area did. Homes in the ZIP closed at 92.4% of original asking over the past twelve months, below the line where my rule calls it a buyer’s market, while West Austin overall sat right at that line.
Table 1. ZIP code 78703 compared with West Austin and the Austin metro. Sales are from the twelve months ending October 20, 2026; homes for sale are as of October 21, 2026. The ZIP column covers 78703 homes recorded with an Austin city address. “Failed to sell” means the listing expired or was withdrawn without selling. Figures describe the public (MLS) side only. Source: Unlock MLS.
| Measure | ZIP 78703 | West Austin | Austin metro |
|---|---|---|---|
| Homes sold | 220 | 1,621 | 34,996 |
| Public-record median sale price | $1,302,500 | $990,000 | $415,000 |
| Median days on market | n/a (private sales) | 48 days | 58 days |
| What homes sold for relative to their initial asking price | 92.4% | 94.0% | 94.3% |
| Price per square foot (median) | $613 | $347 | $205 |
| Homes for sale | 117 | 682 | 16,078 |
| Months of supply | 6.4 | 5.0 | 5.5 |
| Buyer’s or seller’s market | buyer’s market | buyer’s market | balanced |
| Listings that failed to sell | n/a (private sales) | 1,147 | 19,679 |
| Share of listings that failed to sell | n/a (private sales) | 41.4% | 36.0% |
| Active under contract | 15 | 87 | 1,422 |
| Pending | 7 | 41 | 2,064 |
| New listings in the last twelve months | 457 | 2,648 | 54,447 |
| Homes for sale priced below their original asking price | 48 (41.0%) | 347 (50.9%) | 59.1% |
| New builds for sale (builder listings) | 13 of 117 (11.1%) | 55 of 682 (8.1%) | n/a |
What buyers paid against the first asking price, and price per square foot, are explained for a seller on What is your West Austin home worth when top sales stay private?
The homes that came off the market unsold, and what the ones that closed did first, are on Why do some West Austin homes sell while others sit?
Months of supply and the deals under contract feed the timing call on Should you sell your West Austin home now, or wait for next year?
The listings and the infill builders a Tarrytown buyer tours are on What is your West Austin home really competing against?
Did 78703 prices hold up from last year?
Not quite. The public-record median fell to $1,302,500 this past year from $1,389,100 the year before.
By the foot the drop was smaller, $613 against $637, and fewer homes closed than the year before. Each period has its own row below.
Table 2. 78703 sales in each period. Each row stands on its own. Figures describe the public (MLS) side only. Source: Unlock MLS.
| Period | Sold | Public-record median sale price | Median days on market | Share of original asking price | Price per square foot |
|---|---|---|---|---|---|
| Twelve months ending October 20, 2026 | 220 | $1,302,500 | n/a (private sales) | 92.4% | $613 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 254 | $1,389,100 | n/a (private sales) | 90.9% | $637 |
Which market is my Tarrytown or Bryker Woods price range in?
Read your range here before anything else. Each range’s market comes from what its homes sold for against their original asking price over the past twelve months, and it describes the range as a whole.
Table 3. 78703 homes by price range. Sales are from the twelve months ending October 20, 2026; homes for sale are as of October 21, 2026. A range is a seller’s market when homes sell for at least 97% of their original asking price, balanced from 94% to 97%, and a buyer’s market below 94%. Only price ranges with at least 10 sales in the twelve months are shown. Figures describe the public (MLS) side only; ranges at $1M and above trade largely on a broker-to-broker private network, so days on market and failed-to-sell figures are not shown for them. Source: Unlock MLS.
| Price range | Sold | Public-record median sale price | Median days on market | Share of listings that failed to sell | For sale | New builds for sale | Homes that cut their price | Months of supply | Market |
|---|---|---|---|---|---|---|---|---|---|
| $800,000 to $899,999 | 15 | $799,900 | 55 days | 42.3% | 11 | 0 | 3 | 8.8 | balanced |
| $900,000 to $999,999 | 13 | $915,000 | 43 days | 40.9% | 2 | 0 | 2 | 1.8 | buyer’s market |
| $1,000,000 to $1,249,999 | 12 | $972,500 | n/a (private sales) | n/a (private sales) | 5 | 0 | 2 | 5.0 | buyer’s market |
| $1,250,000 to $1,499,999 | 38 | $1,235,500 | n/a (private sales) | n/a (private sales) | 17 | 2 | 12 | 5.4 | buyer’s market |
| $1,500,000 to $1,749,999 | 22 | $1,590,000 | n/a (private sales) | n/a (private sales) | 6 | 0 | 4 | 3.3 | balanced |
| $1,750,000 to $1,999,999 | 17 | $1,775,000 | n/a (private sales) | n/a (private sales) | 6 | 1 | 1 | 4.2 | buyer’s market |
| $2,000,000 to $2,499,999 | 19 | $2,150,000 | n/a (private sales) | n/a (private sales) | 12 | 1 | 2 | 7.6 | buyer’s market |
| $2,500,000 to $2,999,999 | 22 | $2,492,000 | n/a (private sales) | n/a (private sales) | 7 | 3 | 1 | 3.8 | buyer’s market |
The $1,500,000 to $1,749,999 range was balanced this year, and most of the other busy ranges were buyer’s markets by that rule, so read the row for your price. At these prices the private network carries enough sales that the record is a partial view of your range.
How does 78703 compare with the other West Austin ZIP codes?
It carries more supply than the Westlake side and less than Lake Travis, and the table lines up each ZIP on the same basis.
Table 4. The other West Austin ZIP codes, twelve months ending October 20, 2026. Source: Unlock MLS.
| ZIP | Sold | Median sale price | Median days on market | Share of original asking price | For sale | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| ZIP 78703 | 220 | $1,302,500 | 56 days | 92.4% | 117 | 6.4 | buyer’s market |
| ZIP 78732 | 223 | $835,000 | 49 days | 94.5% | 87 | 4.7 | balanced |
| ZIP 78733 | 88 | $1,312,000 | 25 days | 94.9% | 25 | 3.4 | balanced |
| ZIP 78734 | 183 | $642,500 | 67 days | 93.3% | 150 | 9.8 | buyer’s market |
| ZIP 78735 | 152 | $822,500 | 52 days | 95.0% | 44 | 3.5 | balanced |
| ZIP 78738 | 490 | $870,000 | 44 days | 94.9% | 151 | 3.7 | balanced |
| ZIP 78746 | 265 | $1,679,000 | 51 days | 92.3% | 108 | 4.9 | buyer’s market |
How those ZIP codes fit together for a seller is on How is the West Austin housing market treating sellers this year?
The core’s housing is old, and that shapes the numbers. Most homes that sold here were built before 2000, many of them cottages and bungalows on lots now worth more than the house, so a buyer in Westfield or the Enfield additions is often weighing a remodel or a rebuild. That makes condition and lot size move price more here than in the newer ZIP codes to the west.
Which neighborhoods in 78703 have their own market report?
Table 5. Neighborhoods in ZIP code 78703 with their own page, by sales in the twelve months ending October 20, 2026. Source: Unlock MLS.
| Neighborhood | Sold, twelve months | Public-record median sale price | Market report |
|---|---|---|---|
| Tarrytown | 26 | $1,647,500 | Tarrytown market report |
| Bryker Woods | 15 | $1,370,000 | Bryker Woods market report |
| Pemberton Heights | 6 | $2,624,000 | Pemberton Heights market report |
| Clarksville | 3 | n/a | Clarksville market report |
Do these numbers describe your Tarrytown or Pemberton home?
They describe the ZIP’s public sales, and your house is one of them, or will be. Your address tells us which of the old additions and which price range you are really in; run it here.
- A closer fit for an older house on a standard lot in Tarrytown, Bryker Woods or the Brown Herman and Enfield additions.
- A looser fit in Pemberton Heights or on a large lot, where the land sets most of the price.
- A looser fit above a million dollars, where some of your real competition sold privately.
- A closer fit for a house that is finished and shows well, priced from what Tarrytown buyers paid this year.
Your situation
In 78703 the public record shows buyers with the upper hand and a typical sale a little lower than last year. It also leaves out many of the private sales that set prices in Tarrytown and Pemberton.
Your house sits somewhere between those two views, and where depends on your lot, your street and which buyers see it.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are not sure how a Tarrytown or Pemberton house reads against a record that misses the private sales, 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 part of 78703 compare with the ZIP as a whole
- How the walkthrough works and what we look at in your home
No obligation. The report for your part of West Austin arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 79 homes sold by Watters International Realty in West Austin (Unlock MLS, all time).
Why do I watch months of supply in 78703?
Chris’s position, Watters International Realty positions library, approved September 9, 2026.
Months of supply is the number I watch. It means: if no more homes came on the market, how long would it take to sell everything listed at the pace homes are selling now.
In 78703 that comes to 6.4 months on the twelve-month pace, heavier than the metro, and that extra supply is why sellers here gave up more of their first price.
About Watters International Realty in West 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. 79 homes sold by Watters International Realty in West Austin (Unlock MLS, all time).
See the homes you’d be competing against
You get the competing listings near you, how your part of 78703 compares with the ZIP, 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 West Austin sellers
- How is the West Austin housing market treating sellers this year?
- Is 78732 a buyer’s or seller’s market for Steiner Ranch owners?
- What are 78733 buyers paying near Barton Creek West?
- Is 78734 a buyer’s or seller’s market for Lake Travis homeowners?
- How is 78735 treating sellers in Travis Country and Barton Creek?
- How do Lakeway and Bee Cave resales compete in 78738?
- How is the Westlake and Rollingwood market in 78746?
- Should you sell your West Austin home now, or wait for next year?
- What is your West Austin home really competing against?
- Why do some West Austin homes sell while others sit?
- What is your West Austin home worth when top sales stay private?
- The Austin seller hub
