How do Lakeway and Bee Cave resales compete in 78738?
Quick answer
Better than the new builds did. Resales in Lakeway and Bee Cave sold faster and closer to their first asking price than new construction this past year, in a ZIP that closed as a balanced market overall. Your price range can change that, and builders still list homes in Provence and Sweetwater.
Public-record median: $870,000 for ZIP 78738 sales recorded in the MLS, twelve months ending October 20, 2026. It is the bottom of the record. Spanish Oaks and lakefront Rough Hollow sales that would raise it often trade privately and never reach the MLS, and lots there rarely sell for under a million dollars.
What we analyzed
- 490 homes sold in ZIP 78738 (Austin city addresses) in the twelve months ending October 20, 2026
- 151 homes for sale in ZIP 78738 as of October 21, 2026, 15 of them builder listings
- 3.7 months of inventory in ZIP 78738, against 5.5 in the Austin metro
- ZIP 78738 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 78738 compare with West Austin and the metro?
It is the busiest ZIP in the area and a balanced one. Homes closed at 94.9% of original asking over the past twelve months, with supply well below the metro’s.
Table 1. ZIP code 78738 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 78738 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 78738 | West Austin | Austin metro |
|---|---|---|---|
| Homes sold | 490 | 1,621 | 34,996 |
| Public-record median sale price | $870,000 | $990,000 | $415,000 |
| Median days on market | 44 days | 48 days | 58 days |
| What homes sold for relative to their initial asking price | 94.9% | 94.0% | 94.3% |
| Price per square foot (median) | $279 | $347 | $205 |
| Homes for sale | 151 | 682 | 16,078 |
| Months of supply | 3.7 | 5.0 | 5.5 |
| Buyer’s or seller’s market | balanced | buyer’s market | balanced |
| Listings that failed to sell | 246 | 1,147 | 19,679 |
| Share of listings that failed to sell | 33.4% | 41.4% | 36.0% |
| Active under contract | 21 | 87 | 1,422 |
| Pending | 10 | 41 | 2,064 |
| New listings in the last twelve months | 690 | 2,648 | 54,447 |
| Homes for sale priced below their original asking price | 83 (55.0%) | 347 (50.9%) | 59.1% |
| New builds for sale (builder listings) | 15 of 151 (9.9%) | 55 of 682 (8.1%) | n/a |
For the resale against new-build price per foot, the owner’s version is What is your West Austin home worth when top sales stay private?
New builds took longer to reach a contract here, and the listings that never sold are on Why do some West Austin homes sell while others sit?
Whether to list into this supply now or later is on Should you sell your West Austin home now, or wait for next year?
Chesmar Homes, Westin Homes and Drees Custom Homes are the builder names, laid out on What is your West Austin home really competing against?
How did 78738 resales do against new construction?
They held up better. Resales closed at 95.7% of original asking against 91.6% for new builds.
Resales also reached a contract sooner, in a median 41 days where new builds took 77. New homes were a bit under a fifth of the ZIP’s closings, most of them in Provence and Sweetwater. Builders bring down their own prices to keep moving, so a resale nearby has to be ready on day one to keep its edge.
Are 78738 prices higher than a year ago?
Slightly. The public-record median rose to $870,000 from $842,050.
Price per square foot moved up to $279 from $270, while fewer homes closed than the year before as the builder communities sold through. Each year is its own row.
Table 2. 78738 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 | 490 | $870,000 | 44 days | 94.9% | $279 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 530 | $842,050 | 71 days | 93.4% | $270 |
Which market is my Lakeway or Bee Cave price range in?
Check the table; each range is judged by what its homes sold for against original asking this past year.
Table 3. 78738 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 |
|---|---|---|---|---|---|---|---|---|---|
| $500,000 to $549,999 | 15 | $505,000 | 38 days | 21.1% | 6 | 0 | 4 | 4.8 | seller’s market |
| $550,000 to $599,999 | 21 | $572,500 | 32 days | 34.4% | 13 | 0 | 7 | 7.4 | balanced |
| $600,000 to $649,999 | 23 | $594,990 | 47 days | 20.7% | 5 | 0 | 4 | 2.6 | buyer’s market |
| $650,000 to $699,999 | 33 | $650,000 | 39 days | 31.2% | 3 | 0 | 1 | 1.1 | balanced |
| $700,000 to $799,999 | 61 | $722,500 | 53 days | 29.9% | 16 | 0 | 7 | 3.1 | balanced |
| $800,000 to $899,999 | 59 | $815,000 | 43 days | 30.6% | 12 | 0 | 5 | 2.4 | balanced |
| $900,000 to $999,999 | 45 | $907,500 | 35 days | 30.8% | 15 | 4 | 10 | 4.0 | balanced |
| $1,000,000 to $1,249,999 | 73 | $1,050,000 | n/a (private sales) | n/a (private sales) | 26 | 6 | 17 | 4.3 | buyer’s market |
| $1,250,000 to $1,499,999 | 49 | $1,285,000 | n/a (private sales) | n/a (private sales) | 13 | 0 | 10 | 3.2 | balanced |
| $1,500,000 to $1,749,999 | 22 | $1,499,700 | n/a (private sales) | n/a (private sales) | 4 | 0 | 2 | 2.2 | buyer’s market |
| $1,750,000 to $1,999,999 | 17 | $1,740,000 | n/a (private sales) | n/a (private sales) | 5 | 1 | 2 | 3.5 | buyer’s market |
| $2,000,000 to $2,499,999 | 15 | $2,025,000 | n/a (private sales) | n/a (private sales) | 8 | 3 | 3 | 6.4 | buyer’s market |
| $2,500,000 to $2,999,999 | 15 | $2,425,000 | n/a (private sales) | n/a (private sales) | 4 | 0 | 2 | 3.2 | buyer’s market |
The $500,000 range was a seller’s market for that range, and most ranges up to a million dollars were balanced. The $1,000,000 range, where builder homes cluster, closed as a buyer’s market, and the range above it was balanced again.
Where does 78738 sit among the West Austin ZIP codes?
First by sales, with moderate prices and light supply.
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 78738 | 490 | $870,000 | 44 days | 94.9% | 151 | 3.7 | balanced |
| 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 78746 | 265 | $1,679,000 | 51 days | 92.3% | 108 | 4.9 | buyer’s market |
How it fits with the rest of West Austin is on How is the West Austin housing market treating sellers this year?
Most homes that sold here were built after 2015, and a large group in the last two years. That is unusual for West Austin, and it means a buyer in Lakeway or Bee Cave can usually find a nearly new house, so an older resale has to win on lot, location in Rough Hollow or Lake Pointe, or upkeep.
Which neighborhoods in 78738 have their own market report?
Table 5. Neighborhoods in ZIP code 78738 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 |
|---|---|---|---|
| Provence | 66 | $836,512 | Provence market report |
| Sweetwater | 57 | $785,000 | Sweetwater market report |
| Sweetwater Ranch | 41 | $625,000 | Sweetwater Ranch market report |
| Lake Pointe | 38 | $1,025,000 | Lake Pointe market report |
Do these numbers fit your Lakeway or Bee Cave home?
Most closely if you own a resale near the builder communities. Put in your address and we will list the new and resale homes a buyer would pair with yours.
- Closely, for a resale in Sweetwater Ranch, Falconhead West or Rough Hollow.
- Closely, if you are near Provence or Sweetwater, where builders still list homes.
- Loosely, in Spanish Oaks or on the water, where private sales carry much of the market.
- Best, for a move-in ready resale with an asking price based on this year’s closed sales, not last year’s.
Your situation
In 78738 resales outsold the new builds on speed and on what they kept of their first price, while builders hold some of what is listed. About half of today’s listings have still cut.
Your house is competing with both, so the question is which new and resale homes a buyer sees at your price, and how yours compares.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you own a resale near Provence or Sweetwater and want to know how it compares with the new homes, start with the listings a buyer would tour. Request my complimentary Home Competitor Analysis for your address. You get:
- The new and resale homes for sale a buyer would likely tour alongside yours
- How recent sales in your part of 78738 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 Lakeway and Bee Cave?
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 78738 it is 3.7 months on the twelve-month pace, well under the metro, even with builders in the mix.
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 new and resale listings near you, how your part of 78738 compares, 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?
- How is 78703 treating sellers in Tarrytown and Pemberton Heights?
- 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 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
