What can’t the public record tell you about your Tarrytown home?
Quick answer
The private sales, and the public side shows only smaller homes selling for more per foot. Tarrytown’s recorded sales this past year were smaller houses at a higher price per square foot, in what was a buyer’s market for the neighborhood overall. A large share of Tarrytown trades privately and never shows up here.
Public-record median: $1,647,500 for Tarrytown sales recorded in the MLS, twelve months ending October 20, 2026. That figure is the floor of the public record, not the value of a Tarrytown home. The sales that would lift it trade privately and never reach the MLS, and a Tarrytown lot alone rarely sells for under a million dollars unless setbacks, trees or easements limit it.
What the public record shows: these are the sales recorded in the MLS for Tarrytown, not every sale in the neighborhood.
What we analyzed
- 26 Tarrytown homes recorded in the MLS in the twelve months ending October 20, 2026, the public record only
- 13 Tarrytown homes for sale as of October 21, 2026, 4 of them below their original asking price
- 6.0 months of inventory in Tarrytown on the twelve-month pace, against 5.0 for West Austin as a whole
Sources: Unlock MLS, pulled October 21, 2026. Tarrytown 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 Tarrytown: 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 Tarrytown?
A lower typical sale, $1,647,500, and a higher price per foot. The homes that sold were smaller than the year before, so the median fell while each square foot brought more. A median is the middle sale, and a smaller middle house pulls it down even when values rise.
Table 1. Tarrytown sales in each period, from the MLS subdivision records for Tarrytown 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. 13 Tarrytown 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 | 26 | $1,647,500 | $673 | n/a (private sales) | 91.9% | 2,632 | 1962 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 27 | $2,040,000 | $638 | n/a (private sales) | 91.1% | 3,114 | 1993 |
These are the sales recorded in the MLS, not every sale in Tarrytown.
Is Tarrytown a buyer’s market?
On the public side, yes, for the neighborhood as a whole: recorded sales closed well under their first asking price. Fewer than a third of the homes listed now have cut, though, which is less than most of West Austin.
Days on market and unsold listings are not published for Tarrytown, because the private network handles too much of the business here for those figures to mean much.
What is a Tarrytown seller up against?
Lots, more than houses. Most recorded sales were older homes, and a buyer is often pricing the lot and what can be built on it. Infill builders such as McCarley’s Custom Homes have new homes here at prices well above the older stock.
Table 2. Builders with new homes in Tarrytown, as of October 21, 2026: 1 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 |
|---|---|
| Mccarleys Custom Homes | 1 |
The wider 78703 picture is on How is 78703 treating sellers in Tarrytown and Pemberton Heights?
Your situation
Tarrytown’s public record shows smaller homes at higher prices per foot and a buyer’s market overall, while much of the neighborhood trades out of view.
For your home the question is what a buyer would pay for the lot and the house together, against the homes they see listed and private.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Much of Tarrytown trades privately, and the public numbers can’t show what a buyer would weigh your lot and house against. Request my complimentary Home Competitor Analysis for your address. You get:
- The Tarrytown homes for sale a buyer would likely tour alongside yours
- How your lot and house compare with the 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 Tarrytown listings near your price, how your lot and house compare, 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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