What is a Pemberton Heights home worth if few sales are public?
Quick answer
More than the public record can show, because most of the market is not in it. Pemberton Heights recorded only a handful of MLS sales this past year, every one above a million dollars, and much of the neighborhood trades privately. The public side reads as a buyer’s market for the neighborhood overall, on too few sales to lean on.
Public-record median: $2,624,000 for Pemberton Heights sales recorded in the MLS, twelve months ending October 20, 2026. With so few recorded sales it is a floor, never a value. Most Pemberton sales that would set the price trade privately and never reach the MLS, and a lot alone here rarely sells for under a million dollars.
What the public record shows: these are the sales recorded in the MLS for Pemberton Heights, not every sale in the neighborhood.
What we analyzed
- 6 Pemberton Heights homes recorded in the MLS in the twelve months ending October 20, 2026, the public record only
- 4 Pemberton Heights homes for sale as of October 21, 2026, 1 of them below their original asking price
- 8.0 months of inventory in Pemberton Heights on the twelve-month pace, against 5.0 for West Austin as a whole
Sources: Unlock MLS, pulled October 21, 2026. Pemberton Heights is the MLS subdivision name, with its recorded spellings counted as one.
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 homes sold by Watters International Realty in West Austin in the MLS. That count is every home we listed and closed in West Austin, and it 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.
Homes I’ve sold in Pemberton Heights: 1.
How West Austin as a whole is doing is on the West Austin, TX market report, and the town and ZIP code tables are on the 78703 housing 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.
What does the public record show for Pemberton Heights?
Very little. Six homes sold on the MLS in each of the last two years, so the medians swing with which few houses happened to sell. This year’s were much larger, which is why the median jumped while price per square foot fell.
Table 1. Pemberton Heights sales in each period, from the MLS subdivision records for Pemberton Heights in West Austin (public-record counts). Each row stands on its own. A median is left out when a period has fewer than 5 sales. Figures describe the public (MLS) side only. 4 Pemberton Heights homes were for sale as of October 21, 2026. Source: Unlock MLS.
| Period | Sold | Public-record median sale price | Price per square foot (median) | Median days on market | Share of original asking price | Median living area (square feet) | Median build year |
|---|---|---|---|---|---|---|---|
| Twelve months ending October 20, 2026 | 6 (thin) | $2,624,000 | $671 | n/a (private sales) | 93.2% | 4,028 | 1944 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 6 (thin) | $1,827,500 | $803 | n/a (private sales) | 89.8% | 2,189 | 1948 |
Read the table as six sales, not as a trend.
Why do Pemberton owners sell privately?
Privacy, mostly. A private listing keeps photos, floor plans and showings away from the public and limits tours to qualified buyers. On streets where most homes are historic and well known, many owners prefer that.
Days on market and unsold listings are not published here; with this few public sales and this much private business, they would mislead.
Where can a Pemberton owner find better numbers?
In the ZIP code and in the private sales a participating broker can see. The broader record for Tarrytown, Pemberton and Bryker Woods is on How is 78703 treating sellers in Tarrytown and Pemberton Heights?
Your situation
The public record for Pemberton Heights is six sales a year. The rest of the market happens out of view.
For your home the question is what recent private and public sales near you actually traded at, and who is looking now.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Pemberton Heights barely shows up in the public record, so the numbers here can’t tell you what your home would bring. Request my complimentary Home Competitor Analysis for your address. You get:
- The Pemberton Heights and nearby homes a buyer would likely compare with yours
- How your house and lot compare with the few recorded sales
- 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 homes a buyer would compare with yours, how your house 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.
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