Is 78704 a buyer’s or seller’s market for Travis Heights homes?
Quick answer
A buyer’s market, for the ZIP as a whole. Homes here sold further below their original asking price over the last three months than anywhere else in South Austin, a buyer’s market for the ZIP overall, and one street or price range here can read quite differently.
Public-record median: $812,500 for ZIP 78704 sales recorded in the MLS, 90 days ending October 20, 2026. The public record understates 78704. The sales that would pull this number up trade privately and never reach the MLS, and a lot alone here rarely changes hands under a million dollars.
What we analyzed
- 122 homes sold in ZIP 78704 (Austin city addresses) in the 90 days ending October 20, 2026
- 301 homes for sale in ZIP 78704 as of October 21, 2026, 42 of them builder listings
- 7.4 months of inventory in ZIP 78704, against 5.9 in the Austin metro
- 78704 price ranges, 90 days ending October 20, 2026
- The same 90 days a year earlier and both twelve-month periods on their own rows
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
207 South 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 South Austin, TX market report.
Last updated October 21, 2026. Sales data covers the 90 days ending October 20, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 21, 2026.
How does 78704 compare with the rest of South Austin and the metro?
Sellers here gave up more than anywhere else in South Austin, closing at 92.6% of original asking. The metro came in at 94.3%.
Table 1. ZIP code 78704 compared with South Austin and the Austin metro. Sales are from the 90 days ending October 20, 2026; homes for sale are as of October 21, 2026. The ZIP column covers 78704 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 78704 | South Austin | Austin metro |
|---|---|---|---|
| Homes sold | 122 | 384 | 8,188 |
| Public-record median sale price | $812,500 | $463,000 | $404,000 |
| Median days on market | 66 days | 52 days | 56 days |
| What homes sold for relative to their initial asking price | 92.6% | 93.8% | 94.3% |
| Price per square foot (median) | $524 | $310 | $204 |
| Homes for sale | 301 | 751 | 16,078 |
| Months of supply | 7.4 | 5.9 | 5.9 |
| Buyer’s or seller’s market | buyer’s market | buyer’s market | balanced |
| Listings that failed to sell | 143 | 330 | 5,445 |
| Share of listings that failed to sell | 54.0% | 46.2% | 39.9% |
| Active under contract | 31 | 85 | 1,422 |
| Pending | 19 | 48 | 2,064 |
| New listings in the last 90 days | 231 | 644 | 12,120 |
| Homes for sale priced below their original asking price | 160 (53.2%) | 409 (54.5%) | 59.1% |
| New builds for sale (builder listings) | 42 of 301 (14.0%) | 101 of 751 (13.4%) | n/a |
Supply runs heavier too, at 7.4 months, and more than half the homes for sale have already cut their price.
Which 78704 neighborhoods have their own report?
Bouldin Creek, Travis Heights, Barton Hills and Zilker. People here go by those names, along with SoCo and South Lamar, and each of the four behaves differently enough to need a page of its own.
Table 2. Neighborhoods in ZIP code 78704 with their own page, by sales in the twelve months ending October 20, 2026. Source: Unlock MLS.
| Neighborhood | Sold, twelve months | Public-record median sale price | Market report |
|---|---|---|---|
| Bouldin Creek | 42 | $894,500 | Bouldin Creek market report |
| Travis Heights | 39 | $916,000 | Travis Heights market report |
| Barton Hills | 34 | $1,830,650 | Barton Hills market report |
| Zilker | 12 | $899,500 | Zilker market report |
Are 78704 prices higher or lower than a year ago?
Lower. The typical sale on the public record was $835,000 over the past twelve months, against $900,000 in the twelve months before.
Price per square foot dropped by less over the same two periods, to $514 from $533.
Yet more homes sold, 574 this past year against 524 the year before. Buyers are coming out of the woodwork here, at this year’s prices.
Table 3. 78704 sales in each period. Each row stands on its own. Figures describe the public (MLS) side only. Source: Unlock MLS.
| Period | Sold | Public-record median sale price | Median days on market | Share of original asking price | Price per square foot |
|---|---|---|---|---|---|
| 90 days ending October 20, 2026 | 122 | $812,500 | 66 days | 92.6% | $524 |
| Same 90 days, 2025 (July 23, 2025 to October 20, 2025) | 139 | $900,000 | 71 days | 90.1% | $529 |
| Twelve months ending October 20, 2026 | 574 | $835,000 | 58 days | 93.3% | $514 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 524 | $900,000 | 65 days | 91.5% | $533 |
For the whole of South Austin, read How is South Austin’s housing market treating sellers right now?
Which price range is your 78704 home in?
Your own price point is the row to read. We call each range from its sale price against original asking over the last three months, and we leave a range unread until it has 10 sales or more.
Table 4. 78704 homes by price range. Sales are from the 90 days 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 last 90 days 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 |
|---|---|---|---|---|---|---|---|---|---|
| $700,000 to $799,999 | 12 | $731,000 | 58 days | 47.8% | 24 | 4 | 12 | 6.0 | balanced |
| $1,000,000 to $1,249,999 | 13 | $980,000 | n/a (private sales) | n/a (private sales) | 22 | 1 | 13 | 5.1 | buyer’s market |
| $1,250,000 to $1,499,999 | 12 | $1,247,500 | n/a (private sales) | n/a (private sales) | 22 | 6 | 16 | 5.5 | buyer’s market |
Homes from $700,000 to $799,999 came closest to full price, a balanced market for that range.
The two ranges just above $1,000,000 were buyer’s markets for those ranges on the public record, and that record holds only part of the sales at that level.
How does 78704 compare with the other South Austin ZIP codes?
Of the three ZIP codes, this one asked buyers to wait longest before signing, a median 66 days to contract.
Table 5. The other South Austin ZIP codes, 90 days 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 78704 | 122 | $812,500 | 66 days | 92.6% | 301 | 7.4 | buyer’s market |
| ZIP 78745 | 147 | $422,000 | 42 days | 93.9% | 291 | 5.9 | buyer’s market |
| ZIP 78748 | 115 | $410,000 | 54 days | 94.3% | 159 | 4.1 | balanced |
Do these 78704 numbers describe your home?
Only roughly. One house on a quiet Travis Heights street can sit well apart from the ZIP. Run your address and we will pull the homes a buyer would see on the same weekend.
- Closer fit for a condo off South Lamar with several similar units listed.
- Looser fit for a home between $700,000 and $799,999, where sales came closer to asking.
- Looser fit above $1M, where much of the market never reaches the MLS.
- Looser fit for an updated Bouldin Creek bungalow priced from this year’s closed sales.
Your situation
Every table above blends Barton Hills with Bouldin Creek and a condo with a bungalow. What matters for your sale is the short list of homes for sale on your side of South Congress this month, and where your price falls on it.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you own in 78704 and can’t tell how your house stacks up against the listings around it, the homes for sale on your streets are the place to start. Request my complimentary Home Competitor Analysis for your address. You get:
- The 78704 listings a buyer would likely tour alongside yours
- How recent sales near you compare with 78704 as a whole
- How the walkthrough works and what we look at in your home
No obligation. The report for your part of South Austin arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 207 homes sold by Watters International Realty in South Austin (Unlock MLS, all time).
Why do I watch months of supply in 78704?
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.
In 78704 that number is 7.4 months, against 5.9 for the metro. I read it beside what sellers actually got, and here both point toward the buyer.
About Watters International Realty in South 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. 207 homes sold by Watters International Realty in South Austin (Unlock MLS, all time).
See the homes you’d be competing against
You get the 78704 listings a buyer would weigh against yours, how your streets compare 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 South Austin sellers
- How is South Austin’s housing market treating sellers right now?
- How close to asking are buyers paying for 78745 homes?
- Is 78748 a buyer’s market or a seller’s market at your price?
- Should you sell your South Austin home now, or wait for spring?
- What is your South Austin home up against when buyers go touring?
- Why do so many South Austin listings never sell?
- What is your South Austin home worth to a buyer this fall?
- The Austin seller hub
