How hard are buyers bargaining near campus in 78705 this year?
Quick answer
Quite a lot, for the ZIP as a whole. Homes in 78705 sold for 92.8% of their original asking price over the past twelve months, a buyer’s market for the ZIP overall, though condos under $200,000 did better.
What we analyzed
- 153 homes sold in ZIP 78705 (Austin city addresses) in the twelve months ending October 20, 2026
- 125 homes for sale in ZIP 78705 as of October 21, 2026
- 9.8 months of inventory in ZIP 78705, against 5.5 in the Austin metro
- Campus-area price ranges, twelve months ending October 20, 2026
- The prior twelve months on its own row
Sources: Unlock MLS, pulled October 21, 2026.
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
57 Central 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 Central Austin, TX 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 does 78705 stack up against Central Austin and the metro?
Sellers near campus kept less of their asking price than either. Homes here closed at 92.8% of original asking, while the Austin metro came in at 94.3%.
Table 1. ZIP code 78705 compared with Central Austin and the Austin metro. Sales are from the twelve months ending October 20, 2026; homes for sale are as of October 21, 2026. The ZIP column covers 78705 homes recorded with an Austin city address. “Failed to sell” means the listing expired or was withdrawn without selling. Figures describe the public (MLS) side only. Source: Unlock MLS.
| Measure | ZIP 78705 | Central Austin | Austin metro |
|---|---|---|---|
| Homes sold | 153 | 734 | 34,996 |
| Median sale price | $305,000 | $550,000 | $415,000 |
| Median days on market | 77 days | 58 days | 58 days |
| What homes sold for relative to their initial asking price | 92.8% | 93.9% | 94.3% |
| Price per square foot (median) | $366 | $451 | $205 |
| Homes for sale | 125 | 518 | 16,078 |
| Months of supply | 9.8 | 8.5 | 5.5 |
| Buyer’s or seller’s market | buyer’s market | buyer’s market | balanced |
| Listings that failed to sell | 250 | 884 | 19,679 |
| Share of listings that failed to sell | 62.0% | 54.6% | 36.0% |
| Active under contract | 9 | 36 | 1,422 |
| Pending | 11 | 27 | 2,064 |
| New listings in the last twelve months | 434 | 1,613 | 54,447 |
| Homes for sale priced below their original asking price | 54 (43.2%) | 267 (51.5%) | 59.1% |
| New builds for sale (builder listings) | 0 of 125 (0.0%) | 59 of 518 (11.4%) | n/a |
The homes are small, too. The typical sale had 834 square feet, which is why the median price of $305,000 is the lowest in the area.
Does any campus-area neighborhood have its own page yet?
Not yet. No single building or subdivision near campus had enough sales this past year for a report of its own.
Did campus-area prices fall over the past year?
By the square foot, yes. Buyers paid $366 a square foot this past year, against $412 the year before.
The typical sale came in at $305,000 this past year, against $325,000 the year before.
Fewer homes sold as well: 153 this past year and 195 the year before.
Table 2. 78705 sales in each period. Each row stands on its own. Figures describe the public (MLS) side only. Source: Unlock MLS.
| Period | Sold | Median sale price | Median days on market | Share of original asking price | Price per square foot |
|---|---|---|---|---|---|
| Twelve months ending October 20, 2026 | 153 | $305,000 | 77 days | 92.8% | $366 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 195 | $325,000 | 45 days | 95.3% | $412 |
For the whole of Central Austin, read What should Central Austin homeowners know before they sell?
Which price range is a 78705 seller in?
Start with the range table, because the answer moves within a few thousand dollars. Every range shown had at least 10 sales over the past twelve months.
Table 3. 78705 homes by price range. Sales are from the twelve months ending October 20, 2026; homes for sale are as of October 21, 2026. A range is a seller’s market when homes sell 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 | 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 |
|---|---|---|---|---|---|---|---|---|---|
| $150,000 to $199,999 | 11 | $170,000 | 114 days | 54.2% | 13 | 0 | 5 | 14.2 | seller’s market |
| $200,000 to $249,999 | 24 | $200,000 | 86 days | 67.1% | 17 | 0 | 7 | 8.5 | buyer’s market |
| $250,000 to $299,999 | 30 | $259,500 | 49 days | 60.5% | 20 | 0 | 7 | 8.0 | buyer’s market |
| $300,000 to $349,999 | 29 | $312,500 | 77 days | 57.4% | 25 | 0 | 9 | 10.3 | balanced |
| $350,000 to $399,999 | 17 | $346,000 | 89 days | 70.2% | 17 | 0 | 11 | 12.0 | buyer’s market |
Condos under $200,000 closed as a seller’s market for that range, at 97.4% of original asking.
Just above them, each range in the $200,000s was a buyer’s market for that range, and the low $300,000s were balanced.
Where does 78705 rank among the five Central Austin ZIP codes?
It has the second-longest wait for a contract, a median 77 days, behind only Downtown Austin.
Table 4. The other Central Austin ZIP codes, twelve months ending October 20, 2026. Source: Unlock MLS.
| ZIP | Sold | Median sale price | Median days on market | Share of original asking price | For sale | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| ZIP 78705 | 153 | $305,000 | 77 days | 92.8% | 125 | 9.8 | buyer’s market |
| ZIP 78701 | 220 | $635,625 | 83 days | 92.4% | 218 | 11.9 | buyer’s market |
| ZIP 78751 | 173 | $640,000 | 40 days | 95.0% | 82 | 5.7 | balanced |
| ZIP 78752 | 88 | $374,000 | 34 days | 96.3% | 61 | 8.3 | balanced |
| ZIP 78756 | 100 | $759,000 | 39 days | 95.2% | 32 | 3.8 | balanced |
Which neighborhoods in 78705 have their own market report?
No neighborhood in ZIP code 78705 has enough sales on the record for its own page yet.
Do the 78705 figures fit your home?
They fit the ZIP, and a single unit can land well off them. Run your address to see the listings a buyer would compare with yours.
- Good fit for an older condo in a building with several units listed.
- Weaker fit under $200,000, where sales came closer to full asking.
- Weaker fit for the few campus-area homes above $1M, which trade partly off the public record.
- Good fit if you plan to price from last year’s numbers, which this year’s buyers did not match by the foot.
If a campus-area listing of yours has stalled before, Why are so many Central Austin listings failing to sell? covers why. Timing is on Should you sell your Central Austin home now, or wait a year?
Your situation
These figures describe the whole ZIP around campus. Your unit’s floor, its view, its building and the listings in that building this month are what a buyer actually weighs, and none of that is in a ZIP table.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you own near campus and can’t tell how your unit compares with the others for sale, the listings in your building are the place to start. Request my complimentary Home Competitor Analysis for your address. You get:
- The homes for sale in 78705 a buyer would likely tour alongside yours
- How recent sales on your street compare with 78705 as a whole
- How the walkthrough works and what we look at in your home
No obligation. The report for your part of Central Austin arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 57 homes sold by Watters International Realty in Central Austin (Unlock MLS, all time).
What does months of supply tell a campus-area seller?
Chris’s position, approved September 9, 2026.
Months of supply is the number I watch. It means: if no more homes came on the market, how long would it take to sell everything listed at the pace homes are selling now.
Near campus it comes to 9.8 months at this year’s pace, and 43.2% of the homes for sale have already cut.
About Watters International Realty in Central 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. 57 homes sold by Watters International Realty in Central Austin (Unlock MLS, all time).
See the homes you’d be competing against
You get the campus-area listings a buyer would weigh against yours, how your building compares with the ZIP, and a walkthrough before we talk price.
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 Central Austin sellers
- What should Central Austin homeowners know before they sell?
- Is 78701 a buyer’s or seller’s market for Downtown condo owners?
- How is 78751 treating Hyde Park and Highlands sellers this year?
- Which side of the 78752 market is your price on?
- How much room does a Rosedale seller in 78756 have on price?
- Should you sell your Central Austin home now, or wait a year?
- Which homes will your buyer tour before your Central Austin home?
- Why are so many Central Austin listings failing to sell?
- What is your Central Austin home worth beyond the public record?
- The Austin seller hub
