Why are so many Texas Oaks listings cutting their price?
Quick answer
Because they opened above what this year’s buyers paid, in my read. Texas Oaks homes closed at 96.3% of original asking over the past twelve months, a balanced market for the neighborhood overall, yet most of today’s listings have already cut.
What we analyzed
- 6 homes sold in Texas Oaks in the 90 days ending October 20, 2026, 32 in the twelve months ending the same day
- 8 Texas Oaks homes for sale as of October 21, 2026, 6 of them below their original asking price
- 3.0 months of inventory in Texas Oaks on the twelve-month pace, against 5.2 for South Austin as a whole
Sources: Unlock MLS, pulled October 21, 2026. Texas Oaks is the MLS subdivision name, with its recorded spellings counted as one.
207 homes sold by Watters International Realty in South Austin. 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.
Homes I’ve sold in Texas Oaks: 4.
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 78748 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 Texas Oaks median rise?
Bigger houses sold. The middle sale had 1,647 square feet this past year, against 1,339 the year before.
Price per square foot went slightly the other way, to $266 from $272. The median rose only because the houses were larger.
Table 1. Texas Oaks sales in each period, from the MLS subdivision records for Texas Oaks in South Austin. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 8 Texas Oaks homes were for sale as of October 21, 2026. Source: Unlock MLS.
| Period | Sold | 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 | 6 (thin) | $350,000 | $230 | 37 days | 95.3% | 1,670 | 1986 |
| Same 90 days a year earlier (July 23, 2025 to October 20, 2025) | 8 (thin) | $349,000 | $270 | 21 days | 89.1% | 1,366 | 1987 |
| Twelve months ending October 20, 2026 | 32 | $396,250 | $266 | 28 days | 96.3% | 1,647 | 1986 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 26 | $372,500 | $272 | 26 days | 95.1% | 1,338 | 1986 |
Why are Texas Oaks listings cutting?
Most of the 8 homes for sale have cut their price, and the typical one has been listed for 71 days.
The sales tell a different story. Homes that were priced where buyers were went quickly, in a typical 28 days this past year.
Table 2. Texas Oaks homes by price range, twelve months ending October 20, 2026; homes for sale as of October 21, 2026. A range is a seller’s market when homes sold 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. Source: Unlock MLS.
| Price range | Sold | Median sale price | For sale | New builds for sale | Homes that cut their price | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| $350,000 to $399,999 | 10 | $369,375 | 1 | 0 | 1 | 1.2 | seller’s market |
Homes from $350,000 to $399,999 closed at their full original asking, a seller’s market for that range this past year.
What is a Texas Oaks seller competing with?
Older houses much like yours. Every Texas Oaks sale this past year was built before 2000, and no builder lists here.
That makes condition and first price the whole game. A buyer compares the updated kitchen two streets over with yours and pays for the difference.
Sell now, or wait?
Texas Oaks rewards the seller who prices to this year.
- Sell now if your asking price is based on this year’s closed sales, not last year’s, so you avoid the cut the current listings are taking.
- Sell now if you are in the range that closed at full asking.
- Wait if the house needs the repairs an inspector would flag on a 1980s home, and handle them first.
- Wait if the price you have in mind sits above the listings that have already cut.
Your situation
Texas Oaks buyers have paid close to asking for the right house, and passed on the ones priced ahead of the market. Where your first price lands against the listings that have cut decides which group you join.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you own in Texas Oaks and want to avoid the price cuts the current listings are taking, start with where those listings sit. Request my complimentary Home Competitor Analysis for your address. You get:
- The Texas Oaks listings a buyer would see alongside yours
- Which of those listings have cut, and by how long they have been up
- 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 Texas Oaks listings a buyer would weigh against yours, which have cut, and a walkthrough before we talk price.
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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