How is the Westlake and Rollingwood market in 78746?
Quick answer
Firmer than last year, though still a buyer’s market on the public side. Westlake and Rollingwood homes sold more often and for more per foot this past year. The typical sale still gave up a real share of its first asking price, a reading for the ZIP overall that your price range can change, and much of the top of this market sells privately.
Public-record median: $1,679,000 for ZIP 78746 sales recorded in the MLS, twelve months ending October 20, 2026. That figure is the floor of the public record, never the value of a Westlake home. The sales that would lift it trade privately and never reach the MLS, and a lot alone here rarely sells for less than a million dollars unless it is small or hemmed in by setbacks, trees or easements.
What we analyzed
- 265 homes sold in ZIP 78746 (Austin city addresses) in the twelve months ending October 20, 2026
- 108 homes for sale in ZIP 78746 as of October 21, 2026, 12 of them builder listings
- 4.9 months of inventory in ZIP 78746, against 5.5 in the Austin metro
- ZIP 78746 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 78746 compare with West Austin and the metro?
It carries the highest public-record median in West Austin and gave buyers the most room against first asking. Homes closed at 92.3% of original asking over the past twelve months, a buyer’s market by my rule.
Table 1. ZIP code 78746 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 78746 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 78746 | West Austin | Austin metro |
|---|---|---|---|
| Homes sold | 265 | 1,621 | 34,996 |
| Public-record median sale price | $1,679,000 | $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 | 92.3% | 94.0% | 94.3% |
| Price per square foot (median) | $549 | $347 | $205 |
| Homes for sale | 108 | 682 | 16,078 |
| Months of supply | 4.9 | 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 | 17 | 87 | 1,422 |
| Pending | 9 | 41 | 2,064 |
| New listings in the last twelve months | 422 | 2,648 | 54,447 |
| Homes for sale priced below their original asking price | 54 (50.0%) | 347 (50.9%) | 59.1% |
| New builds for sale (builder listings) | 12 of 108 (11.1%) | 55 of 682 (8.1%) | n/a |
The price-per-foot row means most to a Westlake owner, and it is read on What is your West Austin home worth when top sales stay private?
In a ZIP where so much sells privately, the unsold-listing numbers need care; that is on Why do some West Austin homes sell while others sit?
Supply here is close to the metro’s, and what that means for timing is on Should you sell your West Austin home now, or wait for next year?
Custom builders such as Milestone Community Builders and Spyglass Homes list here, named on What is your West Austin home really competing against?
Did Westlake and Rollingwood prices rise this year?
Yes, modestly. The public-record median came to $1,679,000 this past year against $1,646,000 the year before.
Price per square foot rose further, to $549 from $520, and more homes closed than a year earlier. Each year is on its own row.
Table 2. 78746 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 | 265 | $1,679,000 | n/a (private sales) | 92.3% | $549 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 242 | $1,646,000 | n/a (private sales) | 90.4% | $520 |
Which market is my Westlake price range in?
The table sorts it out, judging each range by what its homes sold for against their original asking price over the past twelve months.
Table 3. 78746 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 |
|---|---|---|---|---|---|---|---|---|---|
| $1,000,000 to $1,249,999 | 28 | $1,050,000 | n/a (private sales) | n/a (private sales) | 5 | 0 | 3 | 2.1 | buyer’s market |
| $1,250,000 to $1,499,999 | 32 | $1,265,000 | n/a (private sales) | n/a (private sales) | 11 | 0 | 6 | 4.1 | balanced |
| $1,500,000 to $1,749,999 | 29 | $1,500,000 | n/a (private sales) | n/a (private sales) | 7 | 2 | 2 | 2.9 | balanced |
| $1,750,000 to $1,999,999 | 20 | $1,820,000 | n/a (private sales) | n/a (private sales) | 9 | 1 | 5 | 5.4 | balanced |
| $2,000,000 to $2,499,999 | 20 | $2,075,000 | n/a (private sales) | n/a (private sales) | 11 | 0 | 7 | 6.6 | buyer’s market |
| $2,500,000 to $2,999,999 | 21 | $2,483,300 | n/a (private sales) | n/a (private sales) | 5 | 0 | 3 | 2.9 | buyer’s market |
| $3,000,000 to $3,499,999 | 13 | $2,735,000 | n/a (private sales) | n/a (private sales) | 9 | 1 | 3 | 8.3 | buyer’s market |
| $3,500,000 to $3,999,999 | 23 | $3,417,838 | n/a (private sales) | n/a (private sales) | 4 | 0 | 1 | 2.1 | buyer’s market |
| $4,500,000 to $4,999,999 | 11 | $4,350,000 | n/a (private sales) | n/a (private sales) | 7 | 3 | 2 | 7.6 | buyer’s market |
The ranges from $1,250,000 to just under $2,000,000 closed as balanced markets. Most busy ranges above that, and the $1,000,000 range below it, were buyer’s markets by that rule, and the private network carries much of the business at the top.
How does 78746 compare with the other West Austin ZIP codes?
Highest on price, middling on 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 78746 | 265 | $1,679,000 | 51 days | 92.3% | 108 | 4.9 | buyer’s 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 |
The area-wide picture is How is the West Austin housing market treating sellers this year?
Westlake’s housing is mostly from the 1970s and 1980s, in Woodhaven, Lost Creek, Westwood and Rob Roy, with Davenport Ranch a little later. Many buyers here are paying for the lot and the school district boundary they want, and planning a remodel, so the condition of an older house moves its price less than its land and its setting do.
Which neighborhoods in 78746 have their own market report?
Table 5. Neighborhoods in ZIP code 78746 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 |
|---|---|---|---|
| Davenport Ranch | 23 | $2,208,000 | Davenport Ranch market report |
Does the 78746 record describe your Westlake home?
For part of the market. Which part depends on your street, so start with your address.
- Closely, for a home in Woodhaven, Lost Creek or Westwood priced between $1,250,000 and $2,000,000.
- Loosely, in Rob Roy, Davenport Ranch or on the water, where many sales are private.
- Loosely, for an older house on a large lot, where buyers are paying for the land.
- Closely, for a house that is ready to show and priced off what Westlake buyers paid this year.
Your situation
Westlake and Rollingwood buyers paid more per foot than last year and bought more homes, while the typical sale still closed well under its first price. The record misses much of what traded at the top.
For your house the question is which buyers, listed and private, are looking at your price right now, and what they are comparing.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are not sure how the public record reads for your Westlake or Rollingwood home, start with the homes a buyer would compare it with, listed and private. 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 78746 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 Westlake?
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 78746 it is 4.9 months on the twelve-month pace, a little under the metro, and still sellers here gave up more of their first price than most of Austin.
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 78746 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?
- 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 do Lakeway and Bee Cave resales compete in 78738?
- 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
