What is your West Austin home really competing against?
Quick answer
Other owners, about half of them already cutting their price. New construction is a small slice of what is for sale in West Austin, so the house a buyer tours after yours is usually a resale. Builders matter mainly in Lakeway and Bee Cave and at the very top of the market, plus a broker-to-broker private network of listings above a million dollars that never shows up online.
Public-record median: $990,000 for West Austin sales recorded in the MLS, twelve months ending October 20, 2026. The record runs low here. The sales that would raise it trade privately and never reach the MLS, and in most of these ZIP codes a lot alone seldom sells for less than a million dollars.
What we analyzed
- 1,621 homes sold in West Austin in the twelve months ending October 20, 2026
- 682 homes for sale in West Austin as of October 21, 2026, 55 of them builder listings
- 5.0 months of inventory in West Austin, against 5.5 in the Austin metro
- West Austin builder and resale listings as of October 21, 2026, identified from the MLS construction fields
- New-build and resale closings in West Austin over the twelve months ending October 20, 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
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, and every number on this page is also broken out ZIP by ZIP on the scoreboard pages for 78703, 78732, 78733, 78734, 78735, 78738, 78746.
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.
Who is building in West Austin right now?
Dozens of builders, each with only a handful of homes. The MLS shows 55 builder listings out of 682 homes for sale, from dozens of builder names, and no one builder lists more than a few.
Chesmar Homes, Westin Homes and Drees Custom Homes are the names in the Lakeway and Bee Cave communities, Provence and Sweetwater among them. Closer in, custom builders such as Cumby Group and Pearlstone Partners list in the Tarrytown ZIP, and Milestone Community Builders and Spyglass Homes list in Westlake. Table 1 lists the builders.
Table 1. Builder listings in West Austin by builder name on the MLS record, as of October 21, 2026; 55 builder listings of 682 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| Chesmar Homes | 4 | $995,000 to $1,010,000 | $1,005,000 |
| Drees Custom Homes | 4 | $799,900 to $1,499,900 | $1,214,900 |
| Milestone Community Builders | 3 | $3,325,990 to $4,717,046 | $4,614,274 |
| Cumby Group | 3 | $2,990,000 to $3,785,000 | $3,250,000 |
| Eppright Homes Llc | 3 | $2,140,000 to $2,415,000 | $2,215,000 |
| Spyglass Homes, Llc | 3 | $1,499,000 to $1,839,000 | $1,590,000 |
| Westin Homes | 3 | $849,045 to $899,974 | $879,541 |
| Pearlstone Partners/Summit | 3 | $799,000 to $1,979,000 | $1,369,000 |
| Treo Signature Homes | 2 | $1,595,000 to $1,695,000 | $1,645,000 |
| Drew Homes | 2 | $2,695,000 to $4,750,000 | $3,722,500 |
Is a builder competing at my price?
Probably not, unless your home lists near the top. Builder listings ask a median $1,945,000, well above the resale median, so most new homes here are custom builds at a price few resales reach.
The exception is 78738, where production builders are still finishing Provence and Sweetwater. A resale in Lakeway or Bee Cave between the high $800,000s and about a million dollars will meet those homes on a tour; how that ZIP compares is on How do Lakeway and Bee Cave resales compete in 78738?
What are the other resale sellers doing?
Cutting. Of the 627 resale listings, 331 were already below their original asking price on the analysis date.
That is the real competition in Tarrytown, Westlake and Steiner Ranch: a neighbor’s house that opened high, came down, and now asks less than it did in the spring. A buyer will have that number in mind when they walk into yours. Why so many listings land there is on Why do some West Austin homes sell while others sit?
Price cuts on the street also set the tone for the inspection talks later. A buyer who knows the house next door came down tends to ask for more after the inspection, so a resale that fixes the obvious items before listing gives that buyer less to work with.
Where are West Austin buyers actually closing?
In the newer Lake Travis communities first. Provence and Sweetwater each closed more homes this past year than any other subdivision in the area, with Steiner Ranch next and Rough Hollow after it.
Table 2. West Austin subdivisions by closings in the twelve months ending October 20, 2026, with the median build year of what sold and the count for sale as of October 21, 2026. Source: Unlock MLS.
| Subdivision (MLS name) | Sold, twelve months | Median sale price | Median build year | For sale |
|---|---|---|---|---|
| Provence | 50 | $825,723 | 2025 | 8 |
| Sweetwater | 50 | $805,000 | 2024 | 11 |
| Steiner Ranch | 34 | $887,500 | 2007 | 8 |
| Rough Hollow | 22 | $885,000 | 2019 | 7 |
| Travis Country | 15 | $817,500 | 1976 | 3 |
| Westfield A | 15 | $1,900,000 | 1948 | 5 |
| Ridge At Alta Vista | 14 | $1,126,500 | 2006 | 2 |
| Falconhead West Ph 1 Sec 2 & | 13 | $792,200 | 2011 | 2 |
| Barton Creek West | 12 | $1,427,500 | 1990 | 0 |
| Woodhaven | 12 | $1,252,500 | 1980 | 3 |
The older core shows up lower on the list because its sales are spread across dozens of small MLS subdivisions, such as the Westfield, Enfield and Brown Herman additions, and because part of it trades privately. The ZIP pages break each area out by price range.
For the core, see How is 78703 treating sellers in Tarrytown and Pemberton Heights? and How is the Westlake and Rollingwood market in 78746?
For Steiner Ranch and the Lake Austin side, by price range, see Is 78732 a buyer’s or seller’s market for Steiner Ranch owners? and What are 78733 buyers paying near Barton Creek West?
For Lake Travis and the Westlake area south of the river, again by price range, see Is 78734 a buyer’s or seller’s market for Lake Travis homeowners? and How is 78735 treating sellers in Travis Country and Barton Creek?
Where does a resale come out ahead in West Austin?
On price per foot and on speed. Resales that sold this past year brought $354 a square foot against $290 for new builds, so buyers paid more per foot for an established house in an established spot.
Resales also moved faster, reaching a contract in a median 46 days where new builds took 86. A resale that opens at the right price and shows well has the edge here, which is the reverse of what owners in the builder-heavy suburbs face. The case for knowing the exact house your buyer tours next is made on the Manor competition page, and how it applies to your timing is on Should you sell your West Austin home now, or wait for next year?
Are you competing with builders or with resales?
For most West Austin owners it is resales, and the answer turns on your ZIP code and price. Run your address and we will list the homes a buyer would tour with yours.
- Resales, if you are in Tarrytown, Steiner Ranch, the Lake Austin side or Travis Country, below the top of the market.
- Builders too, if you are in Lakeway or Bee Cave near Provence or Sweetwater.
- Custom new builds, if your home would list in the multimillion range in Tarrytown or Westlake.
- Private listings as well, above a million dollars, where some of your competition never appears online.
Your situation
A West Austin buyer mostly tours other owners’ homes, and about half of those owners have already cut. New construction matters on the Lake Travis side and at the top, and the private network adds listings no one sees online.
That leaves a specific question for your house: which homes, listed and private, would a buyer see at your price on the same weekend?
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you want to know which houses a buyer would line up against yours, start with the listings at your price this month. Request my complimentary Home Competitor Analysis for your address. You get:
- The resale and builder listings a buyer would likely tour alongside yours
- How the cut listings near you compare with what sold this year
- 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).
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 your price, how they compare with what sold, 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?
- How is the Westlake and Rollingwood market in 78746?
- Should you sell your West Austin home now, or wait for next year?
- 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
