What is your South Austin home up against when buyers go touring?
Quick answer
Mostly other resales, many of which have already cut. Builders hold a small share of the homes for sale in South Austin, so the house your buyer walks through before yours is usually an older home a lot like your own.
Public-record median: $463,000 for South Austin sales recorded in the MLS, 90 days ending October 20, 2026. The public record understates South Austin. The sales that would pull this number up trade privately and never reach the MLS, and a lot alone in Travis Heights or Zilker rarely changes hands under a million dollars.
What we analyzed
- 384 homes sold in South Austin in the 90 days ending October 20, 2026
- 751 homes for sale in South Austin as of October 21, 2026, 101 of them builder listings
- 5.9 months of inventory in South Austin, against 5.9 in the Austin metro
- Builder and resale listings in South Austin as of October 21, 2026
- South Austin subdivisions by closings over the twelve months ending October 20, 2026
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, and every number on this page is also broken out ZIP by ZIP on the scoreboard pages for 78704, 78745, 78748.
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 much of South Austin’s inventory is new construction?
A small slice. Builders hold 13.4% of the homes for sale, spread across 45 builder names, most with only a few listings each.
The new builds also sit higher on price, with a median asking price of $630,000 against $465,000 for resales, so for most owners the newest house on the street is not in the same search.
New builds were the slower sale over the last three months too, a typical 90 days to contract against 49 for resales.
Which builders are listing in South Austin?
Risewell Homes has the biggest single presence, with 10 listings, all at Novel in 78745.
Intracorp shows up under two names in the MLS, with projects in both 78704 and 78745.
Table 1. Builder listings in South Austin by builder name on the MLS record, as of October 21, 2026; 101 builder listings of 751 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| On File | 11 | $460,000 to $1,750,000 | $729,000 |
| Risewell Homes | 10 | $399,990 to $589,990 | $482,490 |
| Intracorp Homes | 8 | $255,000 to $615,000 | $382,000 |
| Intracorp | 8 | $399,000 to $1,849,000 | $747,500 |
| Joseph Design Build | 5 | $725,000 to $3,950,000 | $1,295,000 |
| Pearlstone Partners | 4 | $399,000 to $899,000 | $624,000 |
| Carr Residential | 4 | $519,000 to $675,000 | $662,000 |
| Bluebonnet Building Group,Llc | 3 | $649,900 to $849,900 | $659,900 |
| Habitat Haus | 3 | $1,188,000 to $1,200,000 | $1,199,000 |
| (Blank) | 3 | $465,000 to $5,950,000 | $568,000 |
For a resale owner in Bouldin Creek or near Novel, the builder listing nearby sets what a buyer expects in finish, even when it asks a good deal more.
What are South Austin resale listings asking?
Resale owners are asking a median $465,000 right now, or $346 per square foot.
More than half of the resales already sit below their original asking price. For most sellers here that is the real competition: a house a lot like theirs whose owner has already blinked once.
The same split for each ZIP code is on its scoreboard page:
- Is 78704 a buyer’s or seller’s market for Travis Heights homes?
- How close to asking are buyers paying for 78745 homes?
- Is 78748 a buyer’s market or a seller’s market at your price?
Which South Austin neighborhoods sell the most homes?
Novel, the Risewell Homes community, closed more sales than any other South Austin subdivision this past year, 42 of them, and Travis Heights came next with 35.
Table 2. South Austin subdivisions by closings in the twelve months ending October 20, 2026, with the median build year of what sold and the count for sale as of October 21, 2026. Source: Unlock MLS.
| Subdivision (MLS name) | Sold, twelve months | Median sale price | Median build year | For sale |
|---|---|---|---|---|
| Novel | 42 | $459,445 | 2026 | 10 |
| Travis Heights | 35 | $950,000 | 1950 | 18 |
| Olympic Heights Sec 02 | 16 | $375,450 | 2004 | 2 |
| Bauerle Ranch | 14 | $486,500 | 2005 | 8 |
| Forest Oaks | 12 | $1,175,000 | 2025 | 3 |
| Park Ridge | 12 | $339,000 | 1997 | 1 |
| Shiloh Ph 02 Sec 01 Amd | 12 | $496,945 | 1979 | 0 |
| Searight Village Condo | 12 | $407,500 | 2017 | 4 |
| Bartonplace Condo | 11 | $587,000 | 2008 | 8 |
| Texas Oaks | 11 | $420,000 | 1982 | 2 |
Ten neighborhoods have their own report so far, each one linked from its ZIP page.
Do condos compete with houses in South Austin?
Sometimes, in the lower price ranges. Complexes such as Bartonplace Condo in 78704 and Searight Village Condo in 78748 were among the busier subdivisions this past year, and a first-time buyer may tour a condo and a small house on the same afternoon.
Higher up, houses mostly compete with houses. A condo seller’s closest rivals are the other units in the same complex, which is why a building with several listings at once is hard going for all of them.
What does a resale win on in South Austin?
Things a builder can’t add: an established lot, the shade, a short walk to South Congress or a South Lamar restaurant. A resale also wins when it is priced under the new listings nearby and needs nothing on day one.
In my experience it loses the moment it asks new-build money for a house with an old roof or original windows. Why listings like that stall is on Why do so many South Austin listings never sell?, whether to list this season is on Should you sell your South Austin home now, or wait for spring?, and what yours is worth is on What is your South Austin home worth to a buyer this fall?
Is your buyer comparing your home with a new build or a resale?
Your block and your first price decide it. Run your address and we will show you which listings a buyer would likely book on the same afternoon.
- A new build is the likelier rival if you own a resale in Novel, where Risewell Homes is still listing.
- A new build is the likelier rival if an infill project sits on your Bouldin Creek or Zilker block.
- A resale is the likelier rival in Cherry Creek, Texas Oaks and most of 78748, where builders have few or no listings.
- A resale that has already cut is the likeliest rival of all if you open above this year’s sales.
Your situation
For the typical South Austin owner, the rival is a house of the same era a few streets over, and quite often its seller has already lowered the price. Builder listings mostly ask more and draw a different search.
So the useful question is which few listings a buyer would set beside yours at your price, and how yours compares on condition.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you can’t tell which listings a buyer would tour before yours, we can pull the homes for sale around you at your price. Request my complimentary Home Competitor Analysis for your address. You get:
- The builder and resale listings near you at your price
- Which of those listings have cut, and how long they have been for sale
- What we look at during the walkthrough
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).
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 builder and resale listings a buyer would weigh against yours, which have cut, 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?
- Is 78704 a buyer’s or seller’s market for Travis Heights homes?
- 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?
- 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
