What do the builders still in Provence mean for your resale?
Quick answer
That a buyer will compare your house with a brand-new one on almost every tour. Most Provence sales this past year were new builds, and the neighborhood closed as a buyer’s market overall, with homes selling below their original asking price. Builders still list homes here, and most current listings have cut.
Public-record median: $836,512 for Provence sales recorded in the MLS, twelve months ending October 20, 2026. It reflects only the MLS record. A small share of Provence sales above a million dollars may trade privately and never show up here.
What we analyzed
- 66 Provence homes sold in the twelve months ending October 20, 2026
- 10 Provence homes for sale as of October 21, 2026, 8 of them below their original asking price
- 1.8 months of inventory in Provence on the twelve-month pace, against 5.0 for West Austin as a whole
Sources: Unlock MLS, pulled October 21, 2026. Provence 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.
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 78738 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.
How much of Provence is still being built?
Most of what sold. New builds made up the majority of Provence’s closings this past year, and the median build year of the homes that sold is the current one. Westin Homes and Drees Custom Homes have homes listed now.
Table 1. Builders with new homes in Provence, as of October 21, 2026: 5 new-build listings for sale. Builder names come from the MLS record and our builder inventory; presence only. Source: Unlock MLS.
| Builder | New homes for sale |
|---|---|
| Westin Homes | 3 |
| Drees Custom Homes | 2 |
For a resale owner, that means your house is the used one on the tour. It also means you have something the builder does not: a finished yard, blinds already up and a move-in date that does not depend on a construction schedule.
Are Provence prices going up?
The typical sale is higher, at $836,512, because bigger homes sold. By the square foot buyers paid a little less than the year before, which is the more honest read of value. Each period is on its own row.
Table 2. Provence sales in each period, from the MLS subdivision records for Provence in West Austin. 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. 10 Provence 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 | 66 | $836,512 | $244 | 68 days | 92.0% | 3,463 | 2025 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 111 | $749,074 | $249 | 104 days | 91.7% | 2,992 | 2024 |
Fewer homes closed than the year before, as the builders worked through the last phases.
Is Provence a buyer’s market?
Yes, for the neighborhood as a whole. Homes here sold for less against their first asking price than my rule’s 94% line, even though there is little supply on the twelve-month pace. Builders cut to keep homes moving, and that pulls the whole neighborhood’s reading down.
Table 3. Provence homes by price range, twelve months ending October 20, 2026; homes for sale as of October 21, 2026. A range is a seller’s market when homes sold 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 |
|---|---|---|---|---|---|---|---|---|---|
| $800,000 to $899,999 | 14 | $810,000 | 86 days | 22.2% | 1 | 0 | 1 | 0.9 | buyer’s market |
| $900,000 to $999,999 | 12 | $884,763 | 61 days | 0.0% | 2 | 2 | 2 | 2.0 | buyer’s market |
| $1,000,000 to $1,249,999 | 17 | $895,000 | n/a (private sales) | n/a (private sales) | 5 | 3 | 4 | 3.5 | buyer’s market |
Every range with enough sales was a buyer’s market for that range. Few Provence listings came off the market unsold, though; most sellers here cut and closed. The wider Lakeway and Bee Cave picture is on How do Lakeway and Bee Cave resales compete in 78738?
How should a Provence resale compete?
On readiness and price per foot. A builder can offer a new house with a warranty; you can offer a house a buyer moves into next month at a price per foot near what the new homes are actually closing at.
- Price from this year’s closed sales in Provence, new and resale, not from the builder’s list prices.
- Fix what an inspector will flag, because the buyer’s other option has no inspection list.
- Show the finished details a builder spec does not have.
Your situation
In Provence most of your competition is a builder’s inventory, and the builders have cut to sell. Resale owners are few, which can work for you or against you depending on price.
The useful question is how your house compares, room for room, with the new homes a buyer sees at your price this month.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Builders list much of what is for sale in Provence, and the neighborhood numbers can’t show how your house stacks up against their homes at your price. Request my complimentary Home Competitor Analysis for your address. You get:
- The Provence builder and resale listings a buyer would likely see next to yours
- How your plan and lot compare with those homes
- 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 builder and resale homes near your price, how yours 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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