What is your West Austin home worth when top sales stay private?
Quick answer
Likely more than the public median suggests, if your home would sell above a million dollars, and close to what similar resales nearby brought if it would sell below that. The record shows resales earning more per square foot than new builds this past year. Your own number turns on size, condition, price range and which buyers see the home, listed or private.
Public-record median: $990,000 for West Austin sales recorded in the MLS, twelve months ending October 20, 2026. Treat it as a floor for the area, never as your home’s value. The sales that would lift it trade privately and never reach the MLS, and in most West Austin ZIP codes a lot by itself rarely 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
- New-build and resale closings in West Austin over the twelve months ending October 20, 2026, by price per square foot
- Builder and resale asking prices on West Austin listings as of October 21, 2026
Sources: Unlock MLS, pulled October 21, 2026; Travis Central Appraisal District (traviscad.org) for the parcel record.
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.
What does a typical West Austin home sell for?
On the public record, $347 a square foot over the past twelve months. That is the median price per square foot of every West Austin home that sold through the MLS, and it is a better starting point than the median sale price, because it adjusts for size.
It is only a starting point. A Tarrytown cottage, a Steiner Ranch two-story and a Westlake estate all sit inside that one figure, and the chart below shows how far apart new builds and resales landed.
Is my home worth less than it was last year?
About the same, by the foot. Buyers paid $347 a square foot this past year against $351 the year before, a few dollars apart.
The headline median moved up over the same stretch, and that mostly reflects which homes sold. A median is the middle sale, so when the middle house changes, the median moves with it even if no single home gained value. Whether that leaves you better off listing now or later is on Should you sell your West Austin home now, or wait for next year?
Does a new build nearby lower my home’s value?
Not on this record. West Austin resales that sold this past year brought $354 a square foot, against $290 for new builds.
Part of that is location: most of the new homes that closed are on the Lake Travis side, while the resales include the older core where land carries the price. Builder listings for sale now ask far more than the typical resale, so in most of West Austin a new build is not the house setting your price. Where builders do compete is on What is your West Austin home really competing against?
What did buyers actually pay against the asking price?
A little less than sellers first asked. West Austin homes closed at 94.0% of their original asking price this past year, so the usual sale gave up some ground from the first number.
That gap is where value gets lost. A home priced at what buyers are paying gets their attention in the first weeks, and a home priced above it usually comes down later, as about half of today’s listings already have. The listings that did not sell at all are covered on Why do some West Austin homes sell while others sit?
Is my appraised value what a buyer will pay?
Not necessarily. Your appraised value is a tax record, built from past sales, and a buyer is paying for your house against the ones for sale beside it this month.
Watters International Realty is a real estate brokerage and not a tax or legal adviser. Questions about your own appraised value, your homestead cap, whether to protest, a PID or MUD assessment on your lot, or what a bond election would do to your own tax bill belong with a tax professional, and the record for your specific parcel is held by the Travis Central Appraisal District (https://traviscad.org). What Watters International Realty can tell you is what a buyer would pay.
Why does the record undersell West Austin homes above a million dollars?
Because many of those sales never enter it. Above a million dollars a large share of West Austin homes trade on a private broker-to-broker network, so the MLS figures here describe the public side only, and the homes that would raise them are missing.
In most of these ZIP codes a lot by itself rarely changes hands for under a million dollars unless it is small or limited by setbacks, trees or easements. Lake Travis is the exception, and the ZIP pages show by price range where each part of West Austin stands: Is 78734 a buyer’s or seller’s market for Lake Travis homeowners?
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 the Lake Austin side and Steiner Ranch, with each price range, see What are 78733 buyers paying near Barton Creek West? and Is 78732 a buyer’s or seller’s market for Steiner Ranch owners?
For Travis Country, Lakeway and Bee Cave, see How is 78735 treating sellers in Travis Country and Barton Creek? and How do Lakeway and Bee Cave resales compete in 78738?
Will the public record describe your home’s value?
Better for some homes than others. Run your address and we will pull the sales and listings a buyer would weigh against yours.
- Closely, if your home would sell below a million dollars in a subdivision with plenty of recorded sales.
- Loosely, above a million dollars, where some of the sales that matter traded privately.
- Loosely, for a home on a large or unusual lot in the core, where the land carries much of the price.
- Closely, for a move-in ready house with an asking price based on this year’s closed sales, not last year’s.
Your situation
West Austin’s record says resales held their value by the foot this year and outsold new builds per square foot. It also leaves out the private sales that set much of the price above a million dollars.
Which leaves the question only your address answers: what would the buyers who are looking right now, on and off the MLS, pay for your house?
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are unsure what your home would bring when part of the market never reaches the record, 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 on your side of West Austin compare with the area as a whole
- How the walkthrough works, which is the only route to a price we will stand behind
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).
What do your appraised value and recent sales really tell you?
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.
Your appraised value and recent sold comparable sales is where the market was yesterday. Tomorrow, the market is where your competition stands on price and features.
In West Austin that competition is mostly other resales, about half of them already cut, plus private listings above a million dollars that never show up online.
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 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 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?
- What is your West Austin home really competing against?
- Why do some West Austin homes sell while others sit?
- The Austin seller hub
