What is a square foot of Bouldin Creek house worth now?
Quick answer
A little less than a year ago, even though the median went up. Bouldin Creek’s public-record median rose because bigger, newer houses sold, while what buyers paid for each square foot came down.
Public-record median: $894,500 for Bouldin Creek sales recorded in the MLS, twelve months ending October 20, 2026. The public record understates Bouldin Creek. Some of 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
- 11 homes sold in Bouldin Creek in the 90 days ending October 20, 2026, 42 in the twelve months ending the same day
- 20 Bouldin Creek homes for sale as of October 21, 2026, 11 of them below their original asking price
- 5.7 months of inventory in Bouldin Creek on the twelve-month pace, against 5.2 for South Austin as a whole
Sources: Unlock MLS, pulled October 21, 2026. Bouldin Creek 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
207 homes sold by Watters International Realty in South Austin in the MLS. That count is every home we listed and closed in South 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.
How South Austin as a whole is doing is on the South Austin, TX market report, and the town and ZIP code tables are on the 78704 housing 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.
Why did the Bouldin Creek median rise?
Because the houses that sold were bigger and newer. The middle sale over the last three months had 2,020 square feet, against 1,216 in the same months a year earlier.
Price per square foot moved the other way over those same months, to $594 from $652.
The full year shows the same pattern, at $587 a square foot this past year against $622 the year before. A median follows the middle house, and this year the middle house was a new two-story.
Table 1. Bouldin Creek sales in each period, from the MLS subdivision records for Bouldin Creek in South 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. 20 Bouldin Creek 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 |
|---|---|---|---|---|---|---|---|
| 90 days ending October 20, 2026 | 11 | $1,293,100 | $594 | 88 days | 94.3% | 2,020 | 2024 |
| Same 90 days a year earlier (July 23, 2025 to October 20, 2025) | 10 | $805,000 | $652 | 66 days | 90.7% | 1,216 | 1959 |
| Twelve months ending October 20, 2026 | 42 | $894,500 | $587 | 80 days | 94.6% | 1,644 | 2020 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 38 | $855,000 | $622 | 105 days | 89.1% | 1,477 | 2004 |
How much of Bouldin Creek is new construction?
A lot of it. Builders hold 7 of the 20 listings now, led by Intracorp, and more than a third of this past year’s sales were new construction.
Table 2. Builders with new homes in Bouldin Creek, as of October 21, 2026: 7 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 |
|---|---|
| Intracorp | 4 |
| On File | 2 |
| Joseph Design Build | 1 |
An older bungalow on a Bouldin Creek street is priced against those new houses whether its owner likes it or not, because a buyer tours both.
How close to asking do Bouldin Creek homes sell?
Fairly close. Sales closed at 94.3% of original asking over the last three months, a balanced market for Bouldin Creek overall on the public record, though one price range or one house can read differently.
More than half the homes for sale have already cut their price. Above $1M these figures cover only the public side of the market, so I would not judge a luxury sale here by them.
Sell now, or wait?
In Bouldin Creek the question is which kind of house you own.
- Sell now if your house is one of the newer builds and your asking price is based on this year’s closed sales, not last year’s.
- Sell now if you own an original bungalow on a good lot, where the land carries much of the value.
- Wait if your older house needs foundation or systems work a buyer comparing it with a new build would see.
- Wait if your plan counts on last year’s price per square foot, which this year’s buyers did not pay.
Your situation
Bouldin Creek sells two different products on the same streets: original bungalows and new infill houses. Which one yours is, and what the lot is worth on its own, decides more than the neighborhood median does.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Bouldin Creek mixes old bungalows and brand-new infill, and the public numbers can’t tell you which group your house prices with. Request my complimentary Home Competitor Analysis for your address. You get:
- The Bouldin Creek listings a buyer would see alongside yours
- Which nearby homes are new builds and which are originals
- 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 Bouldin Creek listings a buyer would weigh against yours, which are new, 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.
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