Why hasn’t Steiner Ranch demand lifted the price per foot?
Quick answer
Bigger houses made up more of the sales, and each foot of them brought slightly less. Steiner Ranch drew more buyers this past year than the year before and closed as a balanced market for the neighborhood overall. Most of the homes listed now have already cut their price.
Public-record median: $824,388 for Steiner Ranch sales recorded in the MLS, twelve months ending October 20, 2026. It is the floor of what the MLS caught. Lakefront and greenbelt Steiner Ranch homes that would raise it sometimes sell privately and never reach the record.
What we analyzed
- 188 Steiner Ranch homes sold in the twelve months ending October 20, 2026
- 57 Steiner Ranch homes for sale as of October 21, 2026, 39 of them below their original asking price
- 3.6 months of inventory in Steiner Ranch on the twelve-month pace, against 5.0 for West Austin as a whole
Sources: Unlock MLS, pulled October 21, 2026. Steiner Ranch 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 Steiner Ranch: 7.
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 78732 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.
Why did the Steiner Ranch median rise while price per foot slipped?
Because the homes that sold got a little bigger. The typical Steiner Ranch sale this past year had more living area than the year before, so the median rose to $824,388 even as each square foot brought slightly less. A median is the middle sale, and when the middle house grows, the median grows with it.
The table keeps each twelve-month period on its own row, including size and build year.
Table 1. Steiner Ranch sales in each period, from the MLS subdivision records for Steiner Ranch 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. 57 Steiner Ranch 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 | 188 | $824,388 | $269 | 50 days | 94.8% | 3,216 | 2005 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 176 | $815,000 | $272 | 33 days | 95.7% | 3,158 | 2005 |
Is Steiner Ranch a buyer’s market or a seller’s market?
Balanced, for the neighborhood as a whole. Homes that sold here closed a little under their original asking price, inside the range my rule calls balanced, and supply on the twelve-month pace is lighter than West Austin’s.
The pressure shows in the listings instead. More than two thirds of the homes for sale have cut from their first price, so the house a buyer tours after yours has usually come down once. Sales rose while price per foot fell: more buyers are coming out of the woodwork in Steiner Ranch, and prices are still going down by the foot.
Which Steiner Ranch price ranges are moving?
The middle ones. The ranges from the $600,000s through the low $1,000,000s closed as balanced markets this past year. The range just below them did better than that for its sellers.
Table 2. Steiner Ranch 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 |
|---|---|---|---|---|---|---|---|---|---|
| $550,000 to $599,999 | 11 | $550,000 | 34 days | 31.2% | 5 | 0 | 2 | 5.5 | seller’s market |
| $600,000 to $649,999 | 14 | $598,000 | 32 days | 41.7% | 4 | 0 | 2 | 3.4 | balanced |
| $650,000 to $699,999 | 23 | $635,000 | 36 days | 28.1% | 8 | 0 | 4 | 4.2 | balanced |
| $700,000 to $799,999 | 22 | $712,500 | 46 days | 26.7% | 5 | 0 | 5 | 2.7 | balanced |
| $800,000 to $899,999 | 27 | $824,000 | 30 days | 30.8% | 7 | 0 | 5 | 3.1 | balanced |
| $1,000,000 to $1,249,999 | 28 | $1,095,000 | n/a (private sales) | n/a (private sales) | 9 | 0 | 5 | 3.9 | balanced |
| $1,250,000 to $1,499,999 | 21 | $1,175,000 | n/a (private sales) | n/a (private sales) | 3 | 0 | 2 | 1.7 | buyer’s market |
| $1,750,000 to $1,999,999 | 10 | $1,724,500 | n/a (private sales) | n/a (private sales) | 1 | 0 | 1 | 1.2 | buyer’s market |
The two top ranges were buyer’s markets for those ranges, and above a million dollars the private network takes part of the business off the record, so read the row for your price with that in mind. How Steiner Ranch sits inside its ZIP code is on Is 78732 a buyer’s or seller’s market for Steiner Ranch owners?
Sell now, or wait?
For a ready house, the record leans toward now: buyers are active and the middle ranges are balanced.
- Sell now if your asking price is based on this year’s closed sales, not last year’s.
- Sell now if your home falls in the busy middle of the neighborhood, where a well-priced house holds its number.
- Wait if the house needs work a buyer would set against a neighbor’s updated kitchen.
- Wait if you need last year’s price per foot to make the move work.
During the coming-soon stage we also put the home in front of the 4,000 cash buyers in my black book, not counting buyers using traditional financing, and you choose among the options.
Your situation
Steiner Ranch has almost no new construction, so your competition is other owners, and most of them have cut. A buyer here compares view, lot backing and updates more than anything else.
That makes the question specific: at your price, which Steiner Ranch listings will a buyer see that weekend, and does yours look like the best of them?
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Most Steiner Ranch listings have cut, and the neighborhood numbers can’t show where your house would land among them. Request my complimentary Home Competitor Analysis for your address. You get:
- The Steiner Ranch homes for sale a buyer would likely tour alongside yours
- How your section, lot and updates 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 Steiner Ranch listings 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.
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?
- What is your West Austin home worth when top sales stay private?
- What do the builders still in Provence mean for your resale?
- How does a Sweetwater resale compete with the Chesmar homes?
- Why did Travis Country’s typical sale fall as buyers kept coming?
- What does Sweetwater Ranch’s falling typical sale mean for yours?
- What does the public record miss about selling in Lake Pointe?
- How much of the Barton Creek market can the public record see?
- What keeps some Apache Shores listings from selling?
- What does the public record leave out of a Davenport Ranch price?
- What can’t the public record tell you about your Tarrytown home?
- What is a Pemberton Heights home worth if few sales are public?
- What do the few public Bryker Woods sales say about your price?
- Can the public record price your Clarksville home for you?
- The Austin seller hub
