How much room do Northwest Hills buyers have on price?
Quick answer
More than a year ago. Northwest Hills read as a buyer’s market on the public side this past year for the neighborhood overall, after a balanced year before it, and each square foot brought a little less even as the typical recorded sale rose. Every home listed today has cut its price.
Public-record median: $1,428,606 for Northwest Hills sales recorded in the MLS, twelve months ending October 20, 2026. That figure is the floor of the public record, never the value of a Northwest Hills home. The sales that would raise it trade privately and never reach the MLS, and a lot alone here rarely sells for less than a million dollars.
What we analyzed
- 26 Northwest Hills homes sold in the twelve months ending October 20, 2026
- 3 Northwest Hills homes for sale as of October 21, 2026, 3 of them below their original asking price
- 1.4 months of inventory in Northwest Hills on the twelve-month pace, against 3.3 for Northwest Austin as a whole
Sources: Unlock MLS, pulled October 21, 2026. Northwest Hills 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
134 homes sold by Watters International Realty in Northwest Austin in the MLS. That count is every home we listed and closed in Northwest 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 Northwest Austin as a whole is doing is on the Northwest Austin, TX market report, and the town and ZIP code tables are on the 78731 housing 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.
Why did the Northwest Hills median rise while price per foot fell?
Because larger homes sold. The recorded median came to $1,428,606 this past year against $1,338,000 the year before.
Price per square foot moved down over the same years, to $495 from $513, and the typical home that sold was bigger. A larger middle house lifts the median even when each foot brings less.
Table 1. Northwest Hills sales in each period, from the MLS subdivision records for Northwest Hills in Northwest 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. 3 Northwest Hills 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 |
|---|---|---|---|---|---|---|---|
| Twelve months ending October 20, 2026 | 26 | $1,428,606 | $495 | n/a (private sales) | 92.1% | 3,034 | 1972 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 28 | $1,338,000 | $513 | n/a (private sales) | 96.3% | 2,957 | 1976 |
How much room do buyers have in Northwest Hills?
A fair amount on the public side. Recorded sales closed at 92.1% of original asking this past year, a buyer’s market for the neighborhood as a whole by my rule, against 96.3% the year before.
All three homes listed on the analysis date had come down from their first price. Lohr Homes has a new home listed nearby, which a buyer at the top of the range may tour as well.
Table 2. Builders with new homes in Northwest Hills, as of October 21, 2026: 1 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 |
|---|---|
| Lohr Homes | 1 |
What can’t the record tell a Northwest Hills seller?
How the private sales went. Above a million dollars a large share of homes here trade through a broker-to-broker private network, so days on market and unsold listings are not published for Northwest Hills. The wider 78731 picture is on How is the 78731 market for Northwest Hills homeowners?
Most of the recorded sales were homes from the 1960s and 1970s, where a buyer is often pricing the lot, the view and the work ahead as much as the house.
Your situation
Northwest Hills recorded fewer, larger sales this year at a lower price per foot, and every current listing has cut. Much of the top of the market trades privately.
For your home the question is what a buyer would pay for the lot, view and house together, against the homes they see listed and private.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Every Northwest Hills listing has cut, and the public numbers cannot show what a buyer would weigh your lot and house against. Request my complimentary Home Competitor Analysis for your address. You get:
- The Northwest Hills homes for sale a buyer would likely tour alongside yours
- How your lot, view and house compare with the recorded sales
- How the walkthrough works and what we look at in your home
No obligation. The report for your part of Northwest Austin arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 134 homes sold by Watters International Realty in Northwest Austin (Unlock MLS, all time).
About Watters International Realty in Northwest 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. 134 homes sold by Watters International Realty in Northwest Austin (Unlock MLS, all time).
See the homes you’d be competing against
You get the Northwest Hills listings near your price, how your lot and house compare, and a walkthrough before any pricing talk.
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 Northwest Austin sellers
- What should you know before selling a home in Northwest Austin?
- Is 78717 a buyer’s or seller’s market for Avery Ranch owners?
- What are 78726 buyers paying in Canyon Creek and Four Points?
- How should a River Place owner read the 78730 market?
- How is the 78731 market for Northwest Hills homeowners?
- How fast are 78750 homes selling around Jester and Spicewood?
- What does 78759 mean for a Great Hills or Mesa Park seller?
- Is this a good time to sell your Northwest Austin home?
- Which homes is your Northwest Austin buyer touring besides yours?
- What keeps a Northwest Austin home from selling?
- What is your Northwest Austin home worth to a buyer this fall?
- Why are so many Avery Ranch sellers cutting their price?
- What changed for Great Hills sellers over the past year?
- Are River Place home prices really lower than a year ago?
- How close to asking are Canyon Creek homes selling?
- Is a resale in The Grove up against the builder next door?
- What are buyers paying in Spicewood at Balcones Villages?
- How are Walnut Crossing sellers faring this year?
- What are Barrington Oaks buyers paying against asking?
- What are Mesa Park homes selling for this year?
- How long does a Davis Spring home take to sell?
- The Austin seller hub
